IBC 101.1 Title
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These regulations shall be known as the "Building Code of the
City of Lebanon," hereinafter referred to as "this code."
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IBC 1612.3 Establishment of flood hazard areas.
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To establish flood hazard areas, the governing body shall adopt
a flood hazard map and supporting data. The flood hazard map shall
include, at a minimum, areas of special flood hazard as identified
by the Federal Emergency Management Agency in an engineering report
entitled The Flood Insurance Study of the City of Lebanon dated January
2, 1991, as amended or revised with the current Flood Insurance Rate
Map (FIRM) for the City of Lebanon and Flood. Boundary and Floodway
Map (FBFM) and related supporting data along with any revisions thereto.
The adopted flood hazard map and supporting data are hereby adopted
by reference and declared to be part of this section.
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IBC 3303 Demolition. This section shall be deleted
in its entirety and replaced by the following:
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(a)
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General.
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(1)
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Where applicable, Federal and State laws, rules and regulations
governing any and all phases of demolition work shall be observed
at all times.
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(2)
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No structure, or part of a structure, or any floor or temporary
support, or scaffold, sidewalk shed, or bridge, or any device or equipment
shall be loaded in excess of the safe carrying capacity which shall
never be considered more than 1/3 of its ultimate structural strength.
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(3)
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Walkways and passageways shall be provided for the use of the
workmen, who shall be instructed to use them, and all such walkways
and passageways shall be kept adequately lighted and free from debris
and other materials.
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(4)
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On every demolition job, danger signs shall be conspicuously
posted around the property, and all doorways or thoroughfares giving
access to the property shall be kept barricaded except during the
actual passage of men or equipment.
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(5)
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During the hours of darkness, red lights or flares shall be
placed on or about all barricades.
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(6)
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Workers using jackhammers shall be furnished with safety goggles
having strength-tested lenses and conforming to the requirements for
Group A Goggles and, if the operations are dusty, with respirators
approved by the U.S. Bureau of Mines for type A dust; and the workers
shall be required to wear such protective devices.
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(b)
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Preparatory.
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(1)
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If a structure to be demolished has been partially wrecked by
fire, flood, explosion or other causes, the walls shall be shored
or braced, in accordance with accepted engineering practice, before
any demolition work is started.
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(2)
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The power on all electric service lines shall be shut off and
all such lines cut or disconnected at or outside the property line
before demolition work is started. Prior to the cutting of such lines,
the contractor or property owner shall notify and obtain the approval
or cooperation of the electric service company.
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(3)
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All gas, water, steam and other service lines shall be shut
off and capped or otherwise controlled at or outside the building
line or curb before demolition work is started. In each case, the
service company involved shall be notified in advance and its approval
or cooperation obtained by the contractor or property owner.
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(a)
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All water laterals shall be capped at the main. They shall be
capped in accordance with the requirements of the Bureau of Water
of the City of Lebanon. All caps shall be inspected by the proper
official, prior to backfilling.
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(b)
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All sewer laterals shall be capped at the curb or inside the
building wall. They shall be capped by using heavy consistency concrete
poured into the trap and the first section of vent pipe in a manner
that will assure complete obstruction of the sewer pipe to prohibit
all fumes, etc., from escaping. No trap at the curb, etc., shall require
special closing methods but must be in accordance with the requirements
of the Bureau of Sewers of the City of Lebanon All caps shall be inspected
by the proper City official, prior to backfilling.
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(4)
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If it is necessary to maintain any power, water or other lines
during demolition, such lines shall be temporarily relocated or protected
with substantial covering to the satisfaction of the utility company
and in accordance with legal requirements.
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(5)
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Glazed sash and glazed doors and other glass shall be removed
before other demolition work is started.
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(6)
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All exterior wall openings which extend down to floor level
shall be barricaded to a height not less than three feet above floor
level. This provision shall not apply to a story after structural
demolition of that story has been started, nor to the ground level
floor.
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(7)
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All floor openings and shafts not used for material chutes shall
be floored over or enclosed with guardrails and toe boards.
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(8)
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Except for the cutting of holes in floors for chutes, and holes
through which to drop materials, preparation of, storage space, and
other necessary preparatory work, demolition of exterior walls and
floor construction shall begin at the top of the structure and proceed
downward, and each story of exterior wall and floor construction shall
be removed and dropped into the storage space before commencing the
removal of walls and floors in the story next below. This requirement
shall not prohibit the demolition of a structure in sections if positive
means are taken to prevent injury to persons or damage to property.
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(9)
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No demolition work shall be performed between the hours of 6:00
p.m. and 7:00 a.m. prevailing time, Monday, through Saturday. Work
is also prohibited on Sundays. Only in the case of an emergency, and
with prior City consent, may work be performed during the above prohibited
periods.
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(10)
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Structures shall be demolished in such a manner as to avoid
hazards to persons and property, interference with the use of adjacent
property, and interruption of free passage to and from such property.
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(c)
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Rodent Extermination.
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(1)
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Before any other work is commenced, to prevent migration of
rodents and other pests, thorough and efficient measures shall be
pursued to exterminate them from the entire project area.
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(2)
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Only experienced exterminators shall be employed and shall be
approved by the City.
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(3)
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Warning signs shall be displayed in conspicuous places.
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(4)
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Ten days prior to beginning demolition of any building, bait
shall be distributed. No demolition of any nature shall begin before
the elapse of 10 days from distribution of bait.
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(5)
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Methods and materials shall not be permanently injurious to
persons or to domestic animals.
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(6)
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The Department of Agriculture's Leaflet 65, "Red Squill
Powder in Rat Control," suggests the use of the following method for
extermination of rats and mice:
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A.
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Bait used for the extermination of rats and mice shall be composed
of powdered Red Squill mixed separately, and thoroughly with the following
foods: ground, fresh lean beef and ground fresh fish, in the proportions
of one part Red Squill to 10 parts of food by weight.
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B.
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In addition to the bait specified, rat burrows shall be fumigated
with calcium cyanide, using foot pump dusters for the purpose.
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C.
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Bait shall be placed on all floors and in the basement at the
rate of one ounce per 100 square feet.
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(7)
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While the Red Squill method of extermination is suggested, any
other method may be used, subject to the approval of the City Building
Inspector.
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(d)
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Public and Other Ground Level Protection.
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(1)
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Before any demolition work is commenced, every sidewalk or public
thoroughfare adjacent to the work site shall either be closed or protected
as specified elsewhere herein. All such thoroughfares which are open
to the public shall be kept clear and unobstructed at all times.
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(2)
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If the structure to be demolished is more than two stories or
25 feet high measured from sidewalk or street level and the horizontal
distance from the inside of the sidewalk to the structure is 15 feet
or less, a substantial sidewalk shed shall be constructed over the
entire length of the sidewalk adjacent to the structure; of sufficient
width to accommodate pedestrian traffic without causing congestion.
The sidewalk shed shall be lighted either by natural or artificial
means sufficient to ensure safety at all times.
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(3)
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Every sidewalk sited shall be capable of safely sustaining a
load of 150 pounds per square foot, and if material is to be stored
thereon it shall be capable of sustaining a load of at least 300 pounds
per square foot.
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(4)
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The outside edge and ends of the deck of the shed shall be provided
with a substantial enclosure of at least 42 inches above the deck
of the shed. Such enclosures may be vertical or inclined outward at
approximately 45° and shall consist of boards laid close together
secured to braced uprights, or toe boards and galvanized wire netting
formed of not less than No. 16 U.S. gauge wire and 1 1/2 inch
mesh.
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(5)
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Sidewalk shed openings for loading purposes shall be kept closed
at all times except during actual loading operations.
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(6)
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The deck flooring of a sidewalk shed shall consist of planking
of not less than two inches in thickness, closely laid, and the deck
made watertight. All members of the shed shall be adequately braced
and connected to resist displacement of members or distortion of the
framework.
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(7)
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Unless the top deck of the sidewalk shed is built solidly against
the face of the structure to be demolished, the vertical face of the
shed supports next to the building shall be solidly fenced throughout.
This shall not prohibit the construction and use of solid sliding
or swinging gates as may be necessary for the prosecution of the work.
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(8)
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When the horizontal distance from the inside of the sidewalk
to the structure is more than 15 feet and less than 25 feet, a sidewalk
shed may be constructed over the sidewalk as described above or, in
place of such shed, a substantial fence shall be constructed along
the inside edge of the sidewalk or, if permission has been granted
to close the sidewalk, along the inside edge of the roadway.
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(9)
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Every fence shall be constructed at least six feet high of wood
or other suitable material and shall be built solid for its entire
height and length except that openings necessary for the proper prosecution
of the work may be provided with solid sliding or swinging gates.
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(10)
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When the horizontal distance from the inside of the sidewalk
to the structure is more than 25 feet, a shed or fence as described
above may be built or, in place of such shed or fence, a substantial
railing shall be constructed on the inside of the sidewalk or roadway
along the entire length of the demolition site and provided with movable
bars as may be necessary for the proper prosecution of the work.
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(11)
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Where workers' entrances to buildings being demolished
are not completely protected by sidewalk sheds, all such entrances
shall be protected by canopies extending from the face of the building
to a point not less than eight feet from it. In each case such overhead
protection shall be at least two feet wider than the building entrance
or opening and every canopy shall be at least as strong as the sidewalk
shed specified in subsection (d)(3) hereof.
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(e)
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Demolition Work.
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(1)
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All operations in connection with demolition shall be completed
in a workmanlike manner acceptable to the City of Lebanon Building
Inspector.
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(2)
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The contractor shall, at his own expense, arrange to have the
electricity and gas turned off, and shall notify the various utility
companies when he proposes to commence work, so that all wires and
services may be disconnected in accordance with the rules and regulations
of the various utility companies.
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(3)
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The contractor shall furnish, erect, and maintain approved danger,
warning, and "KEEP OUT" signs at places and locations where the placing
of such signs are warranted, or as directed by the City Building Inspector,
such signs to be sufficiently illuminated if directed by the City
Building Inspector.
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(4)
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Blasting shall not be permitted except on prior written permission
of the City for each case, and only after obtaining and submitting
to the City all necessary permits thereof.
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(5)
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Burning of any material whatsoever is prohibited.
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(6)
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The contractor shall not close or obstruct any streets, sidewalks,
alleys or passageways unless specifically authorized. No material
whatsoever shall be placed or stored in streets, sidewalks, alleys
or passageways. The contractor shall conduct his operations so as
to interfere as little as possible with the use ordinarily made of
any roads, streets, driveways, alleys, sidewalks, facilities, etc.,
near enough to the work to be affected thereby.
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(7)
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Suitable barriers, subject to the approval of the City Building
Inspector, shall be erected and maintained by the contractor around
all operations and all openings in the ground as long as such operations
or openings shall, in the opinion of the City Building Inspector,
constitute a hazard or a dangerous condition.
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(8)
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During the demolition of buildings and structures, the work
shall be kept thoroughly wetted down to prevent the spread of dust.
The contractor shall provide necessary water and connections thereof.
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(9)
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Before beginning demolition operations, the contractor shall
pump out and clean, in a sanitary manner, all wells and cesspools
within the areas to be cleared, and disinfect them as may be required
by the Bureau of Health.
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(10)
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The contractor shall be responsible for any water conditions
from any cause and shall be responsible for the immediate elimination
of the condition at his own expense.
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(11)
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Window and door frames shall not be removed until the demolition
work shall have progressed to their elevations in the walls.
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(12)
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No portions of walls above the elevations of the first floor
and located immediately adjacent and parallel to any street shall
be "thrown" but shall be barred loose and demolished piecemeal.
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(13)
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All buildings, structures, vaults, steps, walls, cesspool tanks,
fences, guard posts, stacks, floor slabs on ground, and any other
construction shall be demolished and removed completely to the original
level of the ground adjacent to the wall or structure. Buildings facing
streets shall not be demolished before all windows are deglazed to
prevent accident caused by flying glass.
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(14)
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All operations in connection with backfilling and grading shall
be performed and completed in such manner as will insure proper drainage
and provide uniform grades between streets, or as directed by the
City of Lebanon Building Inspector.
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(15)
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All curbs, public sidewalks, and street paving damaged or disturbed
by the contractor, shall be restored by the contractor to a satisfactory
and safe condition, at least equal to that existing at the start of
the work.
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(16)
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All floor construction shall be removed regardless of elevation
or location. All basement partitions, furnaces, heating apparatus,
piping, gasoline or oil tanks, miscellaneous fixtures and stairways
shall be removed from the area of demolition.
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(17)
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The contractor shall leave contiguous buildings in a safe condition,
and shall not deface, mar, hurt, or jeopardize any adjacent buildings,
and any damage done to such adjacent or nearby buildings shall be
repaired or restored by the contractor to the satisfaction of the
City Building Inspector and the owner of the property.
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(18)
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The contractor shall remove all debris and equipment and dispose
of all material from the site of the work, and leave the ground clear
of all materials, rubbish, and debris, and in a clean and neat condition,
as demolition on each structure is completed.
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(19)
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Should demolition of a building reveal a party wall of an adjoining
building not to be demolished, which is not full width of proper masonry
as required by regulations of the Department of Safety, the contractor
shall fill in such area, gable, or opening to make the remaining party
wall conform with the above regulations and be weathertight: Any repairs
to roof and flashing necessary shall be done by the contractor.
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(20)
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Where the contractor enters upon properties or adjoining properties,
he shall obtain permission from the owner thereof and, on completion
of any work, shall leave the property clean and free of debris of
any kind and shall repair any damage to property which may have been
caused by his work or by his employees.
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(21)
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Wherever joist holes, or any other breaks or depressions in
remaining walls, are caused by the separation therefrom of joist,
beams, flooring, roof, walls or any other parts of demolished structures
which had been built into, or has been jointed to remaining walls,
said holes, depressions or other irregularities shall be filled up
and repaired with approved brick and cement mortar, the whole of such
repaired areas to be satisfactorily cement mortar rough case in such
manner as will leave such areas in a safe and weather proof condition.
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(22)
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Where party walls are left standing and their capping has been
disturbed by the contractor's operations, the latter shall restore
the capping to its former condition or as directed by the City of
Lebanon Building Inspector.
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(23)
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The contractor shall obtain the signature of the Building Inspector
on the permits for all buildings which adjoin party walls that are
to remain indicating that he approves the condition of the party wall.
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(f)
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Multi-Story Buildings and Site Clearance.
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(1)
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Demolition of multi-story buildings shall begin by barricading
the work area, posting warning signs, erecting sidewalk shed or bridge,
obtaining a permit to demolish from the City of Lebanon Building Inspector,
notifying the Department of Public Safety that demolition is to commence,
and employing a competent foreman and watchman to be on duty at all
times during the working period.
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(2)
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Work shall begin at the roof by removing all pent houses, parapets,
skylights, vents and roofing. A chute shall be installed from the
uppermost floor to ground level and into the basement for the purpose
of removing debris. Work of dismantling shall progress from the roof
to next uppermost floor. No floor shall be removed until walls and
partitions are down to beam and joist bearing level of such floor.
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(3)
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Under sidewalk vaults shall be filled to subgrade of sidewalk
slabs with well-compacted layers of 2A modified stone. After fill
has been completed and approved by the site inspector, the sidewalk
shall be replaced in accordance with City regulations.
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(4)
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Whenever acetylene or oxygen cylinders are transported or lifted
by crane or derrick, such cylinders shall be placed in substantial
stands or cradles. No beam shall be cut until precautions have been
taken to prevent it from swinging freely and possibly striking any
worker or any piece of equipment or any part of the structure being
demolished. All structural steel shall be lowered from the building
and never allowed to drop. Exception: When buildings being demolished
are not adjacent to other buildings or thoroughfares, materials may
be dropped provided that a sufficient number of employees are assigned
to keep the public and employees from entering the danger area.
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(5)
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When a structural steel frame is demolished without a derrick,
the entire tier of beams next below that from which the beams and
columns are being removed shall be completely planked over. This provision
shall not apply to floors from which arches have not been removed
nor to openings for the passage of material or equipment.
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(6)
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The contractor engaged to perform demolition work shall abide
by all safety regulations as stated in the "Regulations For Demolition
Work," 1960 edition, of the Department of Labor and Industry, Harrisburg,
Pa., and these regulations shall become a part of the above rules
and regulations.
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(g)
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Definitions.
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(1)
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"Contractor" means any person, persons, corporations or individuals
doing demolition work for any corporation, individual or individuals,
firms or corporations.
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(2)
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"Building Inspector" means any person or persons employed by
the City of Lebanon to carry out functions of inspections to enforce
the rules and regulations herein.
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(3)
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"Demolish" means to raze or tear down a building level with
the ground.
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(4)
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"City official" means anyone employed by the Department of Public
Safety.
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(5)
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"Multi-story building" means any building or buildings over
two stories in height
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(h)
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Hard Hats.
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(1)
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All men on any demolition job shall be furnished with and required
to wear approved type "hard hats."
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(i)
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Protection of Party Walls.
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(1)
|
The term "party wall" means a wall built on the dividing line
between adjoining buildings for their common use.
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(2)
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Whenever a building or other structure on one side of a party
wall is removed, such party wall shall be maintained in a safe, weather-proof
condition by and at the expense of the person causing the building
or structure to be removed. Temporary or permanent bracing shall be
provided as necessary for maintaining the stability of such party
wall or adjoining building, whenever such stability is endangered
by the removal of a building or other structure or part thereof.
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(3)
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The newly exposed face of the party wall is to be made as plumb
and even as possible. In the case of a brick or masonry wall, open
beam holes and other voids shall be closed with approved masonry.
The courses shall be cut flush and the wall cement parged with approved
materials Frame or wood stud party walls shall be covered in the following
manner: The wall shall be cut as close to the wood framing members
as possible to create a flush perpendicular face. The lath and plaster
exposed on the side of the party wall being demolished may remain
in place if soundly anchored. Plywood sheathing of not less than 3/8
thickness will then be affixed to such wall as in standard building
practice. The exposed wall will then be faced with an approved facing
material.
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(4)
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The type of exterior facing or siding material will be determined
by the existing structure and architecture of the surrounding area.
Such determining of material to be utilized shall be the responsibility
of the Building Inspector.
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(5)
|
Where a chimney exists in party between the building to be removed
and the building that is to remain, the person causing the demolition
work shall be certain the chimney is made sound and weather-tight.
The chimney is to be cement and to present a decent appearance.
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(6)
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Special attention shall be given to the waterproofing of party
foundation walls. Such walls are to be waterproofed in the manner
prescribed for new construction. Foundation walls, in party, that
are above grade are to be capped with concrete in such a manner that
a drainage slope cape is provided.
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(7)
|
Special care shall be given to the grading of the newly created
lot. The contractor shall make certain to slope the grade in such
a manner that surface water will drain away from the newly exposed
foundation party wall.
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(8)
|
Where no foundation wall exists between the structure to be
removed and the structure to remain, it shall be the responsibility
of the person causing the demolition work to build a suitable concrete
block foundation wall. Such wall is to be waterproofed as in new construction.
Such wall is to be erected in such a manner that the floor beam will
rest securely upon the wall.
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(9)
|
The person causing the demolition work shall make certain the
roof covering and the roof drainage system is repaired or replaced
as in new construction. This shall include flashing, drip-edge plates,
gutters and rain water conductors as required.
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(10)
|
It is to be understood that the person causing the demolition
work shall be responsible for any and all damage to the opposite side
of the party wall. The contractor shall make a survey of any damage
which may occur, both during demolition and immediately following
the covering of the exposed wall, and the contractor shall then make
arrangements to correct such damage to the satisfaction of the property
owner and the City Building Inspector.
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(j)
|
Dust and Dirt Control During Demolition.
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(1)
|
When deemed necessary by the Building Inspector, the demolition
contractor shall be required to water soak the building being removed
during actual demolition.
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(k)
|
Application.
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(1)
|
The term "unsafe building or structure" applies to buildings
or structures, or portions thereof, existing or hereafter erected,
as follows:
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(a)
|
Those whose interior walls or other vertical structural members
list, lean, or buckle to such an extent that a plumb line passing
through the center of gravity falls outside of the middle third of
its base.
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(b)
|
Those which, exclusive of the foundation, show 33% or more,
of damage or deterioration of the supporting member or members, or
50% of damage or deterioration of the nonsupporting enclosing or outside
walls or covering.
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(c)
|
Those which have improperly distributed loads upon the floors
or roofs or in which the same are overloaded, or which have insufficient
strength to be reasonably safe for the purpose used.
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(d)
|
Those which have been damaged by fire, wind or other causes
so as to have become dangerous to life, safety, morals or the general
health and welfare of the occupants or the people of the City.
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(e)
|
Those which have become or are so dilapidated, decayed, unsafe,
unsanitary or which so utterly fail to provide the amenities essential
to decent living that they are unfit for human habitation, or are
likely to cause injury, sickness or disease to those living therein
or to the general public.
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(f)
|
Those having inadequate light, air and sanitation facilities
likely to cause injury, sickness or disease to those living therein
or to the general public.
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(g)
|
Those having inadequate facilities for egress in case of fire
or panic or those having insufficient stairways, elevators, fire escapes
or other means of communication.
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(h)
|
Those which have parts thereof which are so attached that they
may fall and injure members of the public or property.
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(i)
|
Those dwellings and premises existing in violation of the provision
of this Building Code or other relevant ordinances of the City and
the Statutes of the Commonwealth of Pennsylvania which, because of
their condition or the manner in which the same are maintained, are
so unsafe, unsanitary or dangerous as to constitute a danger to the
health and safety of those living therein or to the general public.
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(l)
|
Disregard of Unsafe Notice.
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(1)
|
If a person served with a notice or order to remove or repair
an unsafe building or structure or portion thereof should fail to
do so within the time set forth in such notice or order, or after
the expiration of any additional period or periods extended to such
person by the building official for the reasons set forth hereafter,
the City, through its duly constituted representatives, shall cause
such order to be executed by private contractor or otherwise and the
funds necessary therefor shall be utilized by the City. The cost to
the City on account of the execution of such order may be entered
as a lien against the premises involved in accordance with the existing
provisions of law where such notice or order was delivered to the
owner thereof. The City may also collect such costs from the person
to whom such notice or order was delivered in an action of assumpsit,
together with a penalty of 10% thereof. Nothing herein shall preclude
the City Solicitor from instituting an appropriate action on behalf
of the City in court for the purpose of compelling an owner to comply
with any such notice or order. If due to an Act of God or because
of circumstances beyond the control of the person to whom such notice
or order is directed, the notice or order is not completely executed
within such thirty-day period, the Building Official may in writing
grant an additional period or periods of time for the execution of
such notice or order.
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(m)
|
Disposal of debris.
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(1)
|
No person shall hereafter dispose of any debris or solid waste
from any demolition job in the City except by conveyance to a site
approved by the Department of Environmental Resources.
| |||||
(2)
|
If such disposal site is other than the sanitary landfill operated
by the Greater Lebanon Refuse Authority, proof of approval by DER
must be given at the time the permit is issued.
| |||||
(n)
|
Permits for Demolition.
| |||||
(1)
|
Permit Required. No demolition work shall be commenced until
a permit for such work has been issued by the City of Lebanon Bureau
of Engineering or a person by the Bureau and approved by the Department
of Public Safety. A permit shall become effective on the date of issuance.
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(2)
|
Time Limit on Permits. Any demolition permit issued by the City
of Lebanon Bureau of Engineering under this provision shall expire
after 30 calendar days, after which such permit shall become null
and void. Before any work is commenced, a new permit shall be obtained
which shall cost three times the cost of the original permit that
was issued by the Bureau of Engineering. Time will be allowed because
of inclement weather conditions during demolition determined by the
Building Inspector.
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(o)
|
Validity.
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(1)
|
If any term, part, provisions, section, subsection or paragraph
of this section shall be held unconstitutional, invalid or ineffective,
in whole or part, by any court of competent jurisdiction, such determination
shall be deemed to invalidate only the article, sections, terms, provisions,
subsections, paragraphs, or parts thereof affected, and it shall be
presumed that this section would have been passed without such invalid
portion; and that every other article, section, paragraph, provision,
or part of this section shall be deemed valid and shall continue in
full force and effect.
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(p)
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Insurance.
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(1)
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The contractor shall take out and maintain during the life of
the contract, adequate workers' compensation insurance for all
employees employed at the site of the project and in case any work
is sublet, the contractor shall require the subcontractor similarly
to provide worker's compensation insurance for the latter's
employees, unless such employees are covered by the protection afforded
by the prime contractor. The contractor shall provide the Department
of Public Safety with a certificate of workers' compensation
insurance acceptable to the Insurance Consultant and City Solicitor.
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(2)
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Prior to the issuance by the City of any permit or other authority
to commence with demolition, the contractor and/or property owner
shall execute a hold harmless agreement in such form as the City shall
provide, guaranteeing to defend, protect and compensate the City of
Lebanon as a result of any cause, of action which may be brought or
perfected against the City of Lebanon in connection herewith. The
contractor and/or property owner shall provide the Department of Public
Works with a certificate of insurance acceptable to the Insurance
Consultant covering such contractor and/or property owner for bodily
injury, including wrongful death, and property damage through commercial
general liability insurance, or equivalent personal liability coverage,
on an occurrence basis with a combined single limit of no less than
$500,000 and naming the City of Lebanon as an additional insured.
Said certificate shall be for continuous coverage unless cancelled
by the insurance company at which time notice of cancellation will
be received by the City Clerk no later than 30 days previous to cancellation
of the insurance. The certificate of insurance shall include an advance
thirty-day notice of cancellation.
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(3)
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The form of insurance and the surety thereon shall be satisfactory
to the City Solicitor and the Insurance Consultant.
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IBC 3410.2 Applicability.
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Structures existing prior to July 1, 2004, in which there is
work involving additions, alterations or changes of occupancy shall
be made to conform to the requirements of this section or the provisions
of Sections 3403 through 3407. The provisions in Sections 3410.2.1
through 3410.2.5 shall apply to existing occupancies that will continue
to be, or are proposed to be, in Groups A, B, E, F, M. R, S and U.
These provisions shall not apply to buildings with occupancies in
Group H or I.
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IBC Appendix A. (delete in its entirety)
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IBC Appendix C. (delete in its entirety)
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IBC Appendix D. (delete in its entirety)
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IBC Appendix F. (delete in its entirety)
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IBC Appendix G. (amend as follows:)
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G201.2 Definitions. (add following definitions:)
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(a)
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"Construction" includes the building, reconstruction, extension,
expansion, alteration, substantial improvements, erection or relocation
of a building or structure, including mobile homes. For floodplain
purposes, "construction" includes structures for which the "start
of construction" commenced on or after the effective date of a floodplain
management regulation adoption by the Municipality.
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(b)
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"One-hundred-year flood (regulatory flood)" means a flood that,
on the average, is likely to occur once every 100 years (i.e., that
has a one-percent chance of occurring each year, although the flood
may occur in any year).
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(c)
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"Regulatory flood" means the flood which has been selected to
serve as the basis upon which the floodplain management provisions
of this Appendix and other ordinances have been prepared, for the
purposes of this Appendix, the one-hundred-year flood, as defined
by the Federal Insurance Administrator.
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(d)
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"Regulatory flood elevation" means the one-hundred-year flood
elevation based upon the information contained in the Official Flood
Insurance Study. Where flood elevations have not been provided, the
regulatory flood elevation shall be the elevation at a point on the
boundary of the identified floodplain area which is nearest to the
construction site in question.
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(e)
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"Approximated Floodplain Zone" means that floodplain area for
which no specific flood profiles have been provided. Where the specific
one-hundred-year flood elevation cannot be determined for this area
using other sources of data such as the U.S. Army Corps of Engineers,
Floodplain Information Reports, U.S. Geological Survey Flood Prone
Quadrangles, etc., then the applicant for the proposed use, development
and/or activity shall determine this elevation in accordance with
hydrologic and hydraulic engineering techniques Consideration shall
be given to the methods specified by the U.S. Water Resource Council's
Technical Bulletin No. 17. This elevation information shall be subject
to review by the Municipality and other agencies that it shall designate
such as the Corps of Engineers, the Department of Environmental Resources,
a River Basin Commission, etc.
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(f)
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"Floodproofing" means any combination of structural and non-structural
additions, changes or adjustments to structures which reduce or eliminate
flood damage to real estate or improved real property, water and sanitary
facilities, structures and their contents. It is additionally defined
as constructing or altering a structure to be watertight with walls
substantially impermeable to the passage of water. Furthermore, structural
components have the capability of resisting hydrostatic and hydrodynamic
loads and the effects of buoyancy. (See the Army Corps of Engineers
publication concerning Floodproofing, June, 1972, for details on floodproofing
methods.)
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(g)
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"Floodplain district" means the zoning district that establishes
the bounds of the one-hundred-year floodplain as identified by the
Federal Insurance Administrator with flood elevations so that necessary
floodplain management control measures can be instituted in flood
prone areas. This district has been divided into three subdistricts:
the Floodway, Flood Fringe and Approximated Floodplain Zone.
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(h)
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"Mobile home" means a transportable, single-family dwelling
intended for permanent occupancy, office or place of assembly contained
in one unit or in two units, designed to be joined into one integral
unit capable of again being separated for repeated towing, which arrives
at a site complete and ready for occupancy except for minor and incidental
unpacking and assembly operations, and constructed so that it may
be used without a permanent foundation.
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(i)
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"Substantial improvement" means any reconstruction, major alteration
or improvement (not including general maintenance or repair) of a
structure, the cost of which equals or exceeds 50% of the market value
of the structure either:
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(1)
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Before the improvement or repair is started.
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(2)
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If the structure has been damaged, and is being restored, before
the damage occurred.
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For the purposes of this Appendix, substantial improvement is
considered to have occurred when the first alteration of any wall,
ceiling, floor or other structural part of the building commences
whether or not that alteration affects the external dimensions of
the structure. The term does not, however, include either:
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(1)
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Any project for improvement of a structure to comply with existing
or local health, sanitary or safety code specifications which are
solely necessary to assure safe living conditions.
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(2)
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Any alteration of a structure listed on the National Register
of Historic Places or a state inventory of historic places.
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G401 Site Improvement (add the following subparagraphs)
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G401.7. Basements and first floors.
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(a)
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Lowest floor levels including basements in non-residential structures
and substantial improvements thereto shall be constructed at or above
an elevation of two feet above the regulatory flood or they may be
constructed below the level of the one-hundred-year flood, provided
that they are floodproofed and designed to preclude inundation to
an elevation of at least two feet above the regulatory flood elevation
and to withstand the hydrostatic and hydrodynamic load of the regulatory
flood. Note should be made of the publication entitled "Flood Proofing
Regulations" prepared by the U.S. Army Corps of Engineers, which contains
extensive information which can be of substantial benefit to municipalities
in regulating activities in areas subject to flooding.
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(b)
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The lowest floor levels including basements in residential structures
and substantial improvements thereto shall be constructed at or above
an elevation of two feet above the regulatory flood elevation.
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G401.8 Fill.
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If fill is used to raise the finished surface of the lowest
floor two feet above the regulatory flood elevation:
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(a)
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Fill shall extend laterally 15 feet beyond the building line
from all points.
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(b)
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Fill shall consist of soil or small rock materials only. Sanitary
landfills shall not be permitted.
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(c)
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Fill material shall be compacted to provide the necessary permeability
and resistance to erosion, scouring or settling.
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(d)
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Fill slopes shall be no steeper than one vertical on two horizontal,
unless substantiating data, justifying steeper slopes, are submitted
to and approved by the City Engineer.
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(e)
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Fill shall be used only to the extent to which it does not adversely
affect adjacent properties.
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G401.9. Placement of buildings and structures.
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(a)
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All buildings and structures, including mobile homes, shall
be constructed and placed on the lot so as to offer the minimum obstruction
to the flow of water and shall be designed to have a minimum effect
upon the flow and height of flood water.
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(b)
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The following shall not be placed or caused to be placed in
any of the designated Floodplain Zones. Fences, except two- wire fences,
other structures, or other matter which may impede, retard or change
the direction of the flow of water, or that will catch or collect
debris carried by such water, or that is placed where the natural
flow of the stream of flood waters would carry the same downstream
to the damage or detriment of either public or private property adjacent
to the floodplain.
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G401.10 Anchoring.
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(a)
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All buildings, mobile homes and structures shall be firmly anchored
in accordance with accepted engineering practices to prevent flotation,
collapse or lateral movement, thus reducing the threat to life and
property and decreasing the possibility of the blockage of bridge
openings and other restricted sections of the watercourse.
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(b)
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All air ducts, large pipes and storage tanks located at or below
the regulatory flood elevation shall be firmly anchored to prevent
flotation, collapse or lateral movement.
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G401.11 Floors, walls and ceilings.
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(a)
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Wood flooring used at or below the lowest floor level shall
be installed to accommodate a lateral expansion of the flooring, perpendicular
to the flooring grain, without incurring structural damage to the
building.
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(b)
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Plywood used at or below the lowest floor level shall be of
any "exterior" or "marine" grade and of a water-resistant or waterproof
variety.
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(c)
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Basement ceilings in nonresidential structures shall have sufficient
wet strength and be so installed as to survive inundation.
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(d)
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Window frames, door frames and door jambs used at or below the
lowest floor level shall be made of metal.
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G401.12 Electrical Systems.
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(a)
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All electric water heaters, electric furnaces, electric air
conditioning and ventilating systems and other critical electrical
installation, shall be permitted only at elevations of two feet or
more above the regulatory flood elevation.
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(b)
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No electrical distribution panels shall be allowed at an elevation
of less than two feet above the level of the regulatory flood elevation.
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(c)
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Separate electrical circuits shall serve lower levels and shall
be dropped from above.
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G401.13. Plumbing.
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(a)
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Water heaters, furnaces and other critical mechanical installations
shall be permitted only at elevations of two feet or more above the
regulatory flood elevation.
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(b)
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No part of any on-site sewage disposal system shall be constructed
within any Floodplain Zone.
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(c)
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Water supply systems and sanitary sewage systems shall be designed
and located to preclude infiltration of flood waters into the system
and discharges from the system into flood waters.
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(d)
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All gas and oil supply systems shall be designed to preclude
the infiltration of flood waters into the system and discharges from
the systems into flood waters. Additional provisions shall be made
for the drainage of these systems in the event that flood water infiltration
occurs.
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G401.14 Paints and Adhesives.
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(a)
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Adhesive used at or below the lowest floor level shall have
a bonding strength that is unaffected by inundation.
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(b)
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Doors and all wood trim at or below the lowest floor level shall
be sealed with a waterproof paint or similar product.
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(c)
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Paints or other finishes used at or below the lowest floor level
shall be capable of surviving inundation.
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G401.15. Storage.
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(a)
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No materials that are buoyant, flammable, explosive or, in times
of flooding, could be injurious to human, animal or plant life, shall
be stored below an elevation two feet above the regulatory flood elevation.
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G401.16 Plan Requirements.
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The Zoning Officer and/or City Engineer shall require the following
specific information to be included as part of an application for
a building permit and shall maintain a permanent record of all such
information.
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(a)
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A plan which details size of structure, finished ground elevation,
finished floor elevation, elevation of lowest floor (including basement),
whether or not such structures contain a basement, the elevation of
the first floor and other elevations which indicate the level of floodproofing.
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(b)
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A document certified by a registered professional engineer or
architect that the design of any proposed building or structure, and
plans for the proposed development of the site, comply with the provisions
of this Appendix and any other applicable ordinance and that the floodproofing
measures applied to such development are adequate to withstand flood
depths and pressures, velocities, impacts and uplift forces, and any
other factors associated with the regulatory flood.
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(c)
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A record of such certificates indicating the specific elevation
(in relation to National Geodetic Vertical Datum of 1929) to which
such structures are floodproofed shall be maintained by the Zoning
Officer.
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(d)
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All other necessary governmental permits such as those required
by State and Federal law including Federal Water Pollution Control
Act Amendments of 1972 (33 U.S.C. 1334) shall be presented for review
upon permit application.
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G501 Manufactured Homes (add the following subparagraph)
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G501.4. Mobile home-special anchoring and site requirements.
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All mobile homes to be located in any designated Floodplain
Zone shall be anchored to resist flotation, collapse or lateral movement
by providing over-the-top and frame ties to ground anchors as well
as additional precautions in the following manner:
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(a)
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Over-the-top ties shall be provided at each of the four corners
of the mobile home, with two additional ties per side at intermediate
locations and mobile homes less than 50 feet long requiring one additional
tie per side.
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(b)
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Frame ties shall be provided at each corner of the home with
five additional ties per side at intermediate points for mobile homes
50 feet or more in length and mobile homes less than 50 feet long
requiring four additional ties per side.
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(c)
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All components of the anchoring system shall be capable of carrying
a force of 4,800 pounds.
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(d)
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Any additions to mobile homes shall be similarly anchored.
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(e)
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All individual mobile homes, new mobile home parks and mobile
home subdivisions, expansion to existing mobile home parks and mobile
home subdivisions, existing mobile home parks and mobile home subdivisions
where the repair, reconstruction or improvement of the streets, utilities
and pads equals or exceeds 50% of the value of the streets, utilities
and pads before the repair, reconstruction or improvements have commenced,
shall be located and/or designed so that:
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(1)
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Stands or lots are elevated on compacted fill or on pilings
so that the lowest floor of the mobile home will be at or above an
elevation of at least two feet above the regulatory flood elevation.
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(2)
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Adequate surface drainage and access for a hauler are provided.
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(f)
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Where piers or pilings are used to elevate mobile homes, they
shall be:
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(1)
|
Placed on lots large enough to permit steps.
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(2)
|
Placed on piling foundations in stable soils no more than 10
feet apart.
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(3)
|
Adequately reinforced if more than six feet above ground level.
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(g)
|
An evacuation plan indicating alternate vehicular access and
escape routes for mobile home parks and mobile home subdivisions shall
be filed with the appropriate local officials where appropriate.
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(h)
|
Mobile homes shall not be placed in the Floodway or Approximated
Floodplain Zone, except in existing mobile home parks and existing
mobile home subdivisions.
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