The International Building Code, International Residential Code, and International Existing Building Code, as adopted and amended by the Washington State Building Code Council under the State Building Code, as defined in TMC § 2.02.100, are hereby adopted as the official Building Code of the City of Tacoma. The Tacoma Building Code as defined in TMC § 2.02.100 is also amended to include the adoption of IBC Appendix Chapter G, the adoption of IEBC Appendix A, and a new Appendix J added to the IEBC. Repair and renovation of existing buildings shall comply with the Tacoma Building Code as defined in 2.02.100 and these requirements shall take precedence over repair standards in 2.01.060 in the Minimum Buildings and Structures Code, unless otherwise approved by the Building Official.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26)
A. 
The Director of Planning and Development Services shall have the authority to develop rules, policies, and administrative procedures for, but not limited to, the following items:
1. 
Public notifications. Notices may be required for any permits issued under this chapter. When required, the notices shall be completed prior to the start of construction.
2. 
Project meetings. Permittees, contractors, and others associated with a permit may be required to attend Project Meetings related to permit requirements, to address neighborhood impacts such as dust and construction noise or other neighborly issues that arise from the contractor’s activities.
3. 
Construction nuisances. Additional requirements may be imposed on project construction activities that impact the surrounding neighborhood, such as public safety, dust and construction noises. Identification of these issues may be by a complaint, City and/or other regulatory inspection. A project meeting may be called to address the impacts.
4. 
Adjacent properties. No person engaged in work regulated by this chapter may utilize the neighboring properties for parking, materials storage, staging, access, or any other activity without the consent of the owner.
B. 
Violations of TMC Chapter 2.02 or any provision as required by the Director of Planning and Development Services under TMC § 2.02.015 shall be administered as outlined in TMC Chapter 1.82 - Uniform Enforcement Code, and/or Chapter 2.02.130 of this code.
C. 
As authorized by RCW 36.70B.140 permits issued under this section are exempt from the timeline provisions of RCW 36.70B.060 through RCW 36.70B.090 and 36.70B.110 through 36.70B.130.
D. 
The Building Official may withhold issuance of a building permit until right-of-way improvements associated with the development have been designed and approved. The Building Official may accept a surety bond, plan of action, work order permit in process, or combination of thereof in lieu of an approved set of right-of-way design plans.
(Ord. 28701 Ex. A, 2020-11-17; Ord. 28957 Ex. A, 2024-03-05; Ord. 28980 Ex. A, 2024-09-24; Subst. Ord. 28986 Ex. F, 2024-11-19; Ord. 29101, 2026-04-14)
The State Legislature has established the State Building Code applicable throughout all cities and counties in the State of Washington for the purpose of promoting the health, safety, and welfare of the occupants or users of buildings and structures and the general public. Accordingly, this Chapter is designed to effectuate the following purposes, objectives, and standards of the State Building Code:
A. 
To require minimum performance standards and requirements for construction and construction materials, consistent with accepted standards of engineering, fire, and life safety;
B. 
To require standards and requirements in terms of performance and nationally accepted standards;
C. 
To permit the use of modern technical methods, devices, and improvements;
D. 
To eliminate restrictive, obsolete, conflicting, duplicating and unnecessary regulations and requirements which could unnecessarily increase construction costs or retard the use of new materials and methods of installation or provide unwarranted preferential treatment to types or classes of materials or products or methods of construction;
E. 
To provide for standards and specifications for making buildings and facilities accessible to and usable by physically disabled persons; and
F. 
To consolidate within each authorized enforcement jurisdiction, the administration and enforcement of building codes.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed and reenacted by Ord. 28363 Ex. A, 2016-06-14)
All references to the International Plumbing Code shall be interpreted as meaning the Uniform Plumbing Code as adopted and amended by the City of Tacoma, or if the subject being addressed is not regulated by the Uniform Plumbing Code, then the code adopted and amended by the City of Tacoma which regulates the subject being addressed.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14)
(Amendment by deletion from the 2012 IBC and deletion of Washington State Building Code Council amendments from City of Tacoma Adoption of the 2012 International Building Code. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(General amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Washington State Building Code Council amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Amendment to IBC Section 102.4 – Referenced codes and standards. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; repealed by Ord. 28363 Ex. A, 2016-06-14)
105.2 Work exempt from permit.
Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:
Building:
1.
One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11 m2).
2.
Fences not over 7 feet (1829 mm) high.
3.
Oil derricks.
4.
Retaining walls which are not over four feet (1219 mm) in height, measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or III-A liquids. A Fence supported by a retaining wall shall be considered a surcharge.
5.
Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons (18,925 L) and the ratio of height to diameter or width is not greater than 2:1.
6.
Sidewalks and driveways not more than 30 inches (762 mm) above adjacent grade and on grade concrete patios with a cumulative impact not exceeding 2,000 Sq. Ft. (185.81 sq-M), provided they are not over any basement or story below and are not part of an accessible route.
7.
Painting, papering, tiling, carpeting, cabinets, counter tops, and similar finish work.
8.
Temporary motion picture, television, and theater stage sets and scenery.
9.
Prefabricated swimming pools accessory to a Group R-3 occupancy, as applicable in Section 101.2, which are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18,925 L), and are installed entirely above ground.
10.
Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
11.
Swings and other playground equipment accessory to detached one-and two-family dwellings.
12.
Window awnings in Group R-3 and U occupancies supported by an exterior wall which do not project more than 54 inches (1372mm) from the exterior wall and do not require additional support.
13.
Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches (1753 mm) in height.
Electrical: See TMC Chapter 12.06A.
Gas:
1.
Portable heating appliance.
2.
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
Mechanical:
1.
Portable heating appliance.
2.
Portable ventilation equipment.
3.
Portable cooling unit.
4.
Steam, hot, or chilled water piping within any heating or cooling equipment regulated by this code.
5.
Replacement of any part which does not alter its approval or make it unsafe.
6.
Portable evaporative cooler.
7.
Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (746 W) or less.
Plumbing:
1.
The stopping of leaks in drains, water, soil, waste, or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste, or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2.
The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes, or fixtures.
105.2.1 Emergency repairs.
Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building Official.
105.2.2 Repairs.
Application or notice to the Building Official is not required for ordinary repairs to structures, replacement of lamps, or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition, or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring, or mechanical or other work affecting public health or general safety.
105.2.3 Public service agencies.
A building permit shall not be required for the installation, alteration, or repair of generation, transmission, distribution, or metering, or other related equipment that is under the ownership and control of public service agencies by established right. Other City permits shall still be required unless specifically exempted.
105.2.4 City of Tacoma Projects and Department of Transportation Projects.
A building permit shall not be required for the construction of roads, highways, freeways, and other structures related to such construction, by or under contract to the City of Tacoma, or the Washington State Department of Transportation. Other City permits shall still be required unless specifically exempted.
Exceptions:
A.
Buildings and other structures not normally included in road or highway construction shall require building and other construction permits.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28089 Ex. B, 2012-09-25; Ord. 28363 Ex. A, 2016-06-14; Ord. 28443 Ex. C, 2017-08-01; Ord. 28561 Ex. A, 2018-11-27; Ord. 28701 Ex. A, 2020-11-17)
The following definitions are added to IBC Section 202.
Live/Work Unit.
A dwelling or sleeping unit in which up to 50 percent of the unit’s space includes a commercial business use. The business owner lives in the residential space.
State Building Codes.
For purposes of this Title, the State Building Codes shall consist of the following national model codes and the following standards, as such model codes and standards are adopted and amended from time to time by the Washington State Building Code Council pursuant to Chapters 19.27 and 70.92 of the Revised Code of Washington and Title 51 of the Washington Administrative Code (Note: All amendments to the State Building Codes adopted by the Washington State Building Council from time to time are hereby, upon the effective date of such amendments, incorporated in this Chapter as though fully set forth herein. In the event that any provisions of the State Building Codes are renumbered, any reference in this chapter to such provision shall refer to such provision as renumbered):
1.
The International Building Code (“IBC”), including Appendix E and G, published by the International Code Council; and
2.
The International Residential Code (“IRC”), including IRC Appendices F, Q, and Appendix U, published by the International Code Council, and provided that IRC Chapters 11 and 25 through 43 are not adopted; and
3.
The International Existing Building Code (“IEBC”) including Appendix A, published by the International Code Council; and
4.
Except as provided in RCW 19.27.170, the Uniform Plumbing Code (“UPC”) including Appendices A, B, and I, published by the International Association of Plumbing and Mechanical Officials provided that UPC Chapters 12 and 14 are not adopted, and provided further that any provisions of the UPC affecting related to venting and combustion air of the fuel fired appliances as found in chapter 5 and those portion of the code addressing building sewers are not adopted; and
5.
The International Mechanical Code (“IMC”), published by the International Code Council, including the International Fuel Gas Code (“IFGC”) and the National Fuel Gas Code, published by the International Code Council, Inc., except that the standards for liquefied petroleum gas installations shall be NFPA 58 (Liquefied Petroleum Gas Code) and ANSI Z223.1/NFPA 54 (National Fuel Gas Code); and
6.
The Washington State Energy Code (“WSEC”) Commercial Provisions and the Washington State Energy Code, Residential Provisions, under the authority of RCW 19.27A.020, and as set forth in WAC 51-11C and 51-11R, pursuant to the provisions of RCW 35.21.180, as published by the Washington State Building Code Council; and
7.
The International Fire Code, published by the International Code Council, Inc. This code is adopted and amended in TMC Title 3.
Tacoma Building Code, Plumbing Code, Mechanical Code, and Energy Code.
The Tacoma Building Code, Plumbing Code, Mechanical Code, and Energy Code shall consist of the State Building Code , with the addition of IBC Appendix G, IEBC Appendix A, and a new Appendix J added to the IEBC, and as amended from time to time by the provisions of TMC Chapters 2.02, 2.06, 2.07, and 2.10. Note that the Tacoma Mechanical Code also includes the International Fuel Gas Code, adopted by the State Building Code as part of the International Mechanical Code.
Work/Live Unit.
A commercial business use which includes a dwelling unit in up to 50 percent of the unit’s space. The business owner lives in the residential space.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28701 Ex. A, 2020-11-17; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IBC Section 111.2 – Certificate issued. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
Section 113 in the IBC shall be replaced in its entirety with the following:
113.1 Administrative Review.
An aggrieved party in interest may appeal to the Building Official, or in the case of appeals to TMC Chapter 3.02 Fire Prevention Code the Fire Code Official, an interpretation, or a decision and order of the Building Official, or duly authorized representative, or of the Chief of the Fire Department, or duly authorized representative by submitting a written request for administrative review within 14 days of the written decision or order. The appellant shall state the reasons why the written order or decision should be reversed or modified. The building official or fire code official shall issue a written decision on the appeal within 30 days of receipt of the request.
113.2 Appeal to the hearing examiner.
The hearing examiner shall have the authority hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code. Appeals shall be performed in accordance with TMC Chapter 1.23 Hearing Examiner and this Section.
113.3 Limitations on authority.
An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply or an equivalent or better form of construction is proposed. The hearing examiner shall not have authority to waive requirements of this code.
113.4 Procedure.
An aggrieved party in interest may appeal to the hearing examiner, an interpretation, or a decision and order of the Building Official, or duly authorized representative, or of the Chief of the Fire Department, or duly authorized representative, by filing a notice of appeal with the City Clerk and paying fees outlined in Section 113.5 within 30 calendar days from the date of the written interpretation, decision, or order. The appeal shall be in writing and shall clearly and concisely state the basis for such appeal.
113.5 Fees.
Fees for appeals shall be in accordance with TMC Chapter 2.09 Fee Code.
113.6 Initial Determination.
The hearing examiner shall review the requested appeal and make an initial determination whether said appeal is within the authority of the hearing examiner. In the event it is determined that an appeal is not within their authority, the aggrieved party shall be notified, in writing, within ten days following such determination.
113.7 Administration.
The building official shall take action without delay in accordance with the decision of the hearing examiner.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 29101, 2026-04-14)
Section 114 of the IBC shall be replaced in its entirety with the following:
114.1 Unlawful acts.
It shall be unlawful for any person, firm, corporation, or other legal entity to erect, construct, alter, extend, repair, move, remove, demolish, or occupy any building, structure, or equipment regulated by this chapter or by the codes adopted and amended by TMC Title 2, or cause the same to be done, in conflict with or in violation of any of the provisions of these codes.
114.2 Notice of violation.
The building official shall issue all necessary notices or orders to ensure compliance with this code in accordance with TMC Chapter 1.82 Uniform Enforcement Code.
114.3 Prosecution of violation.
Any person failing to comply with a notice of violation or order served in accordance with Section 109.4 shall be deemed guilty of a misdemeanor or civil infraction as determined by the local municipality, and the violation shall be deemed a strict liability offense. If the notice of violation is not complied with promptly, the building official is authorized to request the legal counsel of the jurisdiction to institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the building or structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate including all unpaid civil penalties imposed pursuant to this code, costs of abatement proceedings and work performed, all fees associated with the violation, including but not limited to inspection fees, administrative fees, and enforcement costs, attorney fees, expert witness fees, and any other costs or expenses incurred by the City related to the violation.
114.4 Violation Penalties.
Violation penalties shall be administered in accordance with TMC Chapter 1.82 Uniform Enforcement Code and TMC Chapter 2.09 Fee Code.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 29101, 2026-04-14)
Section 508.5 in the IBC shall be replaced in its entirety with the following:
Section 508.5 – Live/Work and Work/Live Units.
508.5.1 Live/Work Units.
A live/work unit shall comply with Sections 508.5.1.1 through 508.5.1.11.
Exception: Dwelling or sleeping units that include an office that is less than 10 percent of the area of the dwelling unit are permitted to be classified as dwelling units with accessory occupancies in accordance with Section 508.2.
508.5.1.1 Limitations. The following shall apply to all live/work areas:
1.
The live/work unit is permitted to be not greater than 3,000 square feet (279 m2) in area; and
2.
The nonresidential area of a live/work unit is permitted to be not more than 50 percent of the area of each live/work unit; and
3.
The nonresidential area function shall be limited to the first or main floor only of the live/work unit.
508.5.1.2 Occupancies.
Live/work units shall be classified as a Group R-2 occupancy. Separation requirements found in Sections 420 and 508 shall not apply within the live/work unit where the live/work unit is in compliance with Section 419.1. Nonresidential uses which would otherwise be classified as either a Group H or S occupancy, or occupancies related to marijuana growing, processing or retail sales shall not be permitted in a live/work unit.
Exception: Storage shall be permitted in the live/work unit provided the aggregate area of storage in the nonresidential portion of the live/work unit shall be limited to 10 percent of the space dedicated to nonresidential activities.
508.5.1.3 Means of egress.
Except as modified by this section, the means of egress components for a live/work unit shall be designed in accordance with Chapter 10 for the function served.
508.5.1.4 Egress capacity.
The egress capacity for each element of the live/work unit shall be based on the occupant load for the function served in accordance with Table 1004.5.
508.5.1.5 Spiral stairways.
Spiral stairways that conform to the requirements of Section 1011.10 shall be permitted.
508.5.1.6 Vertical openings.
Floor openings between floor levels of a live/work unit are permitted without enclosure.
[F] 508.5.1.7 Fire protection.
The live/work unit shall be provided with a monitored fire alarm system where required by Section 907.2.9 and an automatic sprinkler system in accordance with Section 903.2.8.
508.5.1.8 Structural.
Floors within a live/work unit shall be designed to conform to Table 1607.1 based on the function within the space.
508.5.1.9 Accessibility.
Accessibility shall be designed in accordance with Chapter 11 for the function served.
508.5.1.10 Ventilation.
The applicable ventilation requirements of the International Mechanical Code shall apply to each area within the live/work unit for the function within that space.
508.5.1.11 Plumbing facilities.
The nonresidential area of the live/work unit shall be provided with minimum plumbing facilities as specified by Chapter 29, based on the function of the nonresidential area. Where the nonresidential area of the live/work unit is required to be accessible by Section 1108.6.2.1, the plumbing fixtures specified by Chapter 29 shall be accessible.
508.5.2 Work/Live Units.
General. A work/live unit shall comply with Sections 508.5.2.1 through 508.5.2.14.
508.5.2.1 Limitations.
The following shall apply to all work/live areas:
1.
A work/live unit shall be located within a building that complies with the provisions of Chapters 5, 9, and 10.
2.
A work/live unit is permitted to be not greater than 3,000 square feet (279 m2) in area;
Exception: Work/live units shall not be limited in size for the following:
 
a.
Buildings classified as A, B, F-2, or M occupancy, and
 
b.
Buildings compliant with height and area requirements in Table 503, and
 
c.
Buildings with an approved automatic sprinkler system installed in accordance with 903.3.1.1 throughout, and
 
d.
Where the nonresidential uses are separated from the residential uses in accordance with Section 508.4.4.
3.
The residential area of the work/live unit is permitted to be not greater than 50 percent of the total area of the work/live unit and shall not exceed 1,500 square feet (139 m2);
4.
A work/live unit shall not be located on a floor that is greater than 75 feet above the lowest level of fire department vehicle access.
 
Exception: Work/live units located in high-rise buildings complying with Section 403.
5.
The nonresidential area function shall be limited to the first or main floor only of the work/live unit.
6.
For the purposes of this section, the residential area is considered a Group R occupancy.
508.5.2.2 Occupancies.
Work/live units shall be classified in accordance with Chapter 3 for the type of nonresidential occupancy. Permitted occupancies for work/live units are A, B, F, and M. Nonresidential uses which would otherwise be classified as either a Group H or S occupancy, or occupancies related to marijuana growing, processing or retail sales shall not be permitted in a work/live unit. For the purposes of this section, requirements in the International Building, Mechanical Code, Fuel Gas, Uniform Plumbing Code, or Washington State Energy Code related to residential occupancies shall be applied to the residential portion of the unit where applicable.
Exception: Storage shall be permitted in the work/live unit provided the aggregate area of storage in the nonresidential portion of the work/live unit shall be limited to 10 percent of the space dedicated to nonresidential activities.
508.5.2.3 Fire and smoke protection features
508.5.2.3.1 Separations within work/live units.
Separations between and within work/live units shall be accordance with Sections 508.5.2.3.1.1 or 508.5.2.3.1.2.
508.5.2.3.1.1 The residential use area within the work/live unit shall be separated from the nonresidential use by 1-hour fire barriers walls and/or horizontal assemblies.
Exception: For work/live units of A, B, F-2, and M occupancies, separation between the residential use and the nonresidential use is not required where the building is fully equipped with an automatic sprinkler system installed in accordance with 903.3.1.1; however, the residential use must be clearly delineated from the nonresidential use.
508.5.2.3.1.2 Separations between work/live units and between work/live units and other occupancies.
Work/live units shall be separated from other work/live units and other occupancies in accordance with Section 508 or with 1-hour fire partition walls and/or horizontal assemblies, whichever is more restrictive.
508.5.2.4 Hazardous Materials.
The maximum allowable quantities per control area for the storage and use of hazardous materials shall be reduced to 25 percent of those values in IFC Tables 5003.1.1(1) and 5003.1.1(2). Additional requirements may be imposed by the Building or Fire Code Official depending on the specific hazardous materials associated with the nonresidential use.
508.5.2.5 Fire Protection Systems
508.5.2.5.1 Automatic Sprinkler Systems.
Buildings containing work/live units shall be equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1.
Exception: Buildings lawfully in existence prior to December 5, 1989 may alternatively comply with Sections 508.5.2.5.1.1 through 508.5.2.5.1.3.
508.5.2.5.1.1 Buildings may be partially equipped with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 and the following:
1.
All stories containing work/live units and all stories below work/live units, including basements, shall be equipped with an automatic sprinkler system installed in accordance with Section 903.3.1.1.
2.
The means of egress shall be equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1.
508.5.2.5.1.2 Buildings may be partially equipped with an approved automatic sprinkler system installed in accordance with Section 903.3.1.2 and the following:
1.
The residential use within the work/live unit shall be separated from the nonresidential use in accordance with Section 508.5.2.3.1.1.
2.
The residential space within the work/live unit shall not be required to exit through the nonresidential space.
3.
Work/live units shall be located on a level of exit discharge.
4.
The means of egress for the residential use area shall be provided with an automatic sprinkler system installed in accordance with Section 903.3.1.2.
5.
A building shall contain no more than four work/live units.
Exception: Work/live units of F-1 occupancy shall be equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1.
508.5.2.5.1.3 Buildings may be partially equipped with an approved automatic sprinkler system installed in accordance with Section 903.3.1.3 and the following:
1.
The residential use within the work/live unit shall be separated from the nonresidential use in accordance with Section 508.5.2.3.1.1.
2.
The residential space within the work/live unit shall not be required to exit through the nonresidential space.
3.
Buildings containing work/live units shall be single-story without basements.
4.
The residential use area shall be provided with direct access to an exit and shall not be required to exit through the nonresidential area of the work/live unit.
5.
A building shall contain no more than one work/live unit.
Exception: Work/live units of F-1 occupancy shall be equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1.
508.5.2.5.1.4 Water Supply.
Automatic sprinkler systems installed in accordance with Sections 508.5.2.5.1.2 or 508.5.2.5.1.3 are permitted to be connected to the domestic service. Such combination services shall comply with the following requirements:
1.
Valves shall not be installed between the domestic water riser control valve and the sprinkler system.
Exception: An approved indicating control valve supervised in the open position in accordance with Section 903.4.
2.
The domestic service shall be capable of supplying the simultaneous domestic demand and the sprinkler demand required to be hydraulically calculated by NFPA 13D or NFPA 13R.
508.5.2.5.2 Alarm and Detection Systems.
508.5.2.5.2.1 Manual fire alarm system.
A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed throughout work/live occupancies.
Exception: Manual fire alarm boxes shall not be required where the building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 and the occupant notification system or emergency voice/alarm communication system will activate throughout the notification zones upon sprinkler water flow.
508.5.2.5.2.2 Automatic smoke detection system.
In addition to those required by Chapter 9, area smoke detectors shall be provided throughout buildings with a work/live use. The activation of any detector required by this section shall activate the occupant notification system in accordance with Section 907.5.
Exception: Area smoke detection shall not be required in rooms/areas where an approved automatic sprinkler system has been provided and the occupant notification system or emergency voice/alarm communication system will activate throughout the notification zones upon sprinkler water flow.
508.5.2.5.2.3 Single-and multiple-station smoke alarms.
Listed single-and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 508.5.2.5.2.3.1 through 508.5.2.5.2.3.3 and NFPA 72.
508.5.2.5.2.3.1 Location.
Single-or multiple-station smoke alarms shall be installed in the following locations:
1.
In each room used for sleeping purposes.
2.
On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms.
3.
In each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper Level.
508.5.2.5.2.3.2 Interconnection.
Where more than one smoke alarm is required to be installed within an individual dwelling unit, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon the activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed.
508.5.2.5.2.3.3 Power Source.
Smoke alarms shall receive their primary power from the building wiring where such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery back-up shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent without a disconnecting switch other than as required for overcurrent protection.
Exception: Smoke alarms are not required to be equipped with battery backup where they are connected to an emergency electrical system.
508.5.2.5.2.4 Carbon monoxide alarms.
Work/live occupancies shall be provided with single station carbon monoxide alarms installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling. The carbon monoxide alarms shall be listed as complying with UL 2034 and installed and maintained in accordance with NFPA 720-2012 and the manufacturer’s instructions.
508.5.2.5.2.4.1 Carbon monoxide detection systems.
Carbon monoxide detection systems, that include carbon monoxide detectors and audible notification appliances, installed and maintained in accordance with this section for carbon monoxide alarms and NFPA 720-2012 shall be permitted. The carbon monoxide detectors shall be listed as complying with UL 2075.
508.5.2.6 Means of egress.
Except as modified by this section, the means of egress components for a work/live unit shall be designed in accordance with Chapter 10 for the function served.
508.5.2.6.1 Egress capacity.
The egress capacity for each element of the work/live unit shall be based on the occupant load for the function served in accordance with Table 1004.5.
508.5.2.6.2 Spiral stairways.
Spiral stairways that conform to the requirements of Section 1009.12 shall be permitted only for the residential portion of the work/live unit.
508.5.2.7 Vertical openings.
Floor openings between floor levels of a work/live unit are permitted without enclosure where the residential and nonresidential uses are permitted to be nonseparated.
508.5.2.8 Structural.
Floor loading for the areas within a work live unit shall be designed to conform to Table 1607.1 based on the function within the space.
508.5.2.9 Accessibility.
Work/live unit shall be accessible in accordance with Chapter 11 for the function served. Where there are other R occupancy units within the building, work/live units shall be considered R-2 occupancy and shall be combined with other R-2 occupancy units in determining accessibility requirements for the residential units within the building.
508.5.2.10 Ventilation.
The applicable ventilation requirements of the International Mechanical Code and Section 1203 shall apply to each area within the work/live unit for the function within that space. Mechanical ventilation systems shall be separate for the residential and commercial portions where separated by a fire barrier wall.
508.5.2.11 Plumbing facilities.
The nonresidential area of the work/live unit shall be provided with minimum plumbing facilities as specified by Chapter 29, based on the function of the nonresidential area. Where the nonresidential or residential area of the work/live unit is required to be accessible by Section 1107.6.2, the plumbing fixtures specified by Chapter 29 shall be accessible. Toilets and bathrooms shall also meet requirements in Section 1210.
508.5.2.12 Sound insulation.
Common interior walls and floor/ceiling assemblies between adjacent work/live units or between work/live units and other occupancies shall have sound transmission in accordance with Chapter 1206.
508.5.2.13 Interior Space Dimensions.
Habitable and occupiable spaces within work/live units shall meet the minimum requirements for interior space dimensions in Section 1208.
508.5.2.14 Certificate of Occupancy.
A new certificate of occupancy shall be issued for any work/live use.
(Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28701 Ex. A, 2020-11-17; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
429.1 General.
The provisions of this section shall apply to the construction of new buildings and accessory structures, including parking lots and parking garages. Additionally, the provisions of this section shall apply to existing buildings and accessory structures, including parking and parking garages where 10 or more parking spaces are added. Electric vehicle supply equipment (EVSE) shall be installed in accordance with applicable requirements of chapter 19.28 RCW and the national Electrical Code, Article 625.
Exception: Electrical vehicle charging infrastructure is not required if any of the following conditions are met:
1.
There is no public utility or commercial power supply.
2.
Dwelling units without garages or other on-site parking.
(Ord. 28640 Ex. A, 2019-12-10; Ord. 28797 Ex. A, 2021-12-14; Ord. 28957 Ex. A, 2024-03-05)
The following section amends Section 504.4.1 of the State Building Code amendments to IBC Section 504.4 – Number of Stories, by replacing 504.4.1 in its entirety, and by addition of a new Section 5.4.4.1.1.
504.4.1 Stair Enclosure Pressurization Increase.
For Groups R-1 and R-2 in buildings of Type VA or IIIA construction, or I-1 Condition 2 Assisted living facilities licensed per Chapter 388-78A WAC and residential treatment facilities as licensed by Washington state under chapter 246-337 WAC located in buildings of Type VA construction equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, the maximum number of stories permitted in Section 504.4 may be increased by one provided the interior exit stairways and ramps are pressurized in accordance with Sections 909.6.3 and 909.20. Legally required standby power shall be provided for buildings constructed in compliance with this section and be connected to stairway shaft pressurization equipment, elevators and lifts used for accessible means of egress, hoistway pressurization equipment (if provided) and other life safety equipment as determined by the authority having jurisdiction. For the purposes of this section, legally required standby power shall comply with most currently adopted NEC Section 701.12, options (A), (B), (C), (D), (E), (F), or (G) or subsequent revised section number(s).
504.4.1.1 Type B Occupancies within R-1 and R-2 occupancies.
Provided the building meets the additional requirements in Section 504.4.1 as amended by the State Building Code, Type B occupancies that are considered accessory to and for the exclusive use of the R-1 and R-2 uses, including such uses as assembly areas, exercise rooms, or other amenity spaces with less than 50 occupants, may be permitted on all stories that the R-1 and R-2 uses are permitted. These spaces must also meet all the additional provisions as specified in the State Building Code amendment (WAC 51-50-0504) to IBC 504 – Building Height and Number of Stories.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed and reenacted by Ord. 28363 Ex. A, 2016-06-14; Ord. 28590 Ex. A, 2019-06-18; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
Exception: In buildings of Type VA construction the maximum allowable building height in feet set forth in 504.3 may be measured from the horizontal building separation, provided the building is not a high-rise.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28957 Ex. A, 2024-03-05)
11. Doors from elevator lobbies providing access to exits are permitted to be locked during or after business hours where items 11.1 through 11.6 are satisfied.
11.1. The lobby doors shall unlock automatically upon fire alarm;
11.2. The lobby doors shall unlock automatically upon power loss;
11.3. The alarm system shall include smoke detection in the elevator lobby and at least two detectors on the tenant side within 15 feet of the door;
11.4. Unobstructed access to two exits must be provided through the tenant space;
11.5. The building shall have an automatic sprinkler system throughout in accordance with Section 903.3.1.1 or 903.3.1.2; and
11.6. An approved means of communication is provided in the elevator lobby.
(Ord. 28590 Ex. A, 2019-06-18; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IBC Section 1111.1.1 – Signage. Ord. 28729 Ex. A, 2021-01-26 repealed by Ord. 28957 Ex. A, 2024-03-05)
Section 1208.3 in the currently adopted edition of the IBC shall be replaced in its entirety with the following:
1208.3 Room Area.
Every dwelling unit shall have at least one room that shall have not less than 120 square feet (11.2 m2) of net floor area. Other habitable rooms shall have a net floor area of not less than 70 square feet (6.5 m2).
Exception: Kitchens are not required to be of a minimum floor area.
The total floor area in a dwelling unit shall not be less than the living room area specified in 1208.4.
(Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
Section 1502 in the currently adopted edition of the IBC shall be replaced in its entirety with the following:
1502.1 General.
Design and installation of roof drainage systems shall comply with Section 1502 of this code and the UPC as applicable.
1502.2 Overflow Drains.
Where roof drains are required, overflow drains having the same size as the roof drains shall be installed with the inlet flow line located two inches above the low point of the roof.
1502.3 Scuppers.
Where scuppers are used for secondary (emergency overflow) roof drainage, the quantity, size, location, and inlet elevation of the scuppers shall be sized to prevent the depth of ponding water from exceeding that for which the roof was designed as determined by Section 1611.1. Scuppers shall be three times the size of roof drains and have an opening dimension of not less than four inches (102 mm). The flow through the primary system shall not be considered when locating and sizing scuppers. Scuppers may be installed in adjacent parapet walls with the inlet flow line located not more than two inches above the lowest point for the roof area served by the scupper.
1502.4 Gutters.
Gutters and leaders placed on the outside of buildings other than Group R-3, private garages, and buildings of type V construction shall be of noncombustible material or a minimum of Schedule 40 plastic pipe.
1502.5 Roof Slope.
Roofs shall be sloped a minimum of 1 unit vertical in 48 units horizontal (2% slope) for drainage unless designed for water accumulation in accordance with Chapter 16, and approved by the Building Official. Vegetated roofs may be approved as an alternate design.
1502.6 Roof Drains.
Unless roofs are sloped to drain over roof edges, roof drains shall be installed at each low point of the roof. Vegetated roofs may be designed with alternate drainage systems as approved by the Building Official.
Roof drains shall be sized and discharged in accordance with the Uniform Plumbing Code. Roof drainage shall be directed away from the building and discharged to the storm sewer or to other approved disposal systems. Roof drainage shall not be connected to, or allowed to infiltrate into, the footing drain system.
Overflow drains shall discharge to an approved location and shall discharge at a point above the ground, which can be readily observed. Overflow drains shall not be connected to roof drain lines.
1502.7 Concealed Piping.
Roof drains and overflow drains, where concealed within the construction of the building, shall be installed in accordance with the Uniform Plumbing Code.
1502.8 Over Public Property.
Roof drainage water from a building shall not be permitted to flow over public property unless part of a City approved dispersion system and where an easement has been obtained.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IBC Section 1511 – Re-roofing – by addition of a new Section 1511.7 – Energy Code Requirements for Re-Roofing. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
Section 1608 in the IBC shall be replaced in its entirety with the following:
1608 Snow loads.
Roofs shall be designed for a snow load of 25 pounds per square-foot applied at roof level, except that if the live load determined by Section 1607 is greater than the snow load, then the live load shall be the roof design load.
Potential unbalanced accumulation of snow at valleys, parapets, roof structures, and offsets in roofs of uneven configuration shall be considered with a ground snow load of 21 psf.
The extra load caused by snow sliding off a sloped roof onto a lower roof shall be determined in accordance with Chapter 7 of ASCE 7.
The 25-pound-per-square-foot snow load may be reduced by 0.125 pounds-per-square-foot for each degree of roof pitch over 20 degrees.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26)
1612.3 Establishment of Flood Hazard Areas.
The City of Tacoma hereby adopts the most recent flood study and accompanying flood insurance rate map(s) (FIRM) with any revisions thereto for Pierce County, Washington and Incorporated Areas published by Federal Emergency Management Agency Region X that delineate areas of special flood hazards and include the risk premium zones applicable to the City of Tacoma. The City of Tacoma also additionally adopts the Puyallup Levee Overtopping layer established by the 2007 FEMA Region X Flood Insurance Study and accompanying Flood Insurance rate map for Pierce County, Washington and Incorporated Areas. The adopted flood hazard map and supporting data area hereby adopted by reference and declared to be part of this section.
Where the flood insurance map and studies do not provide adequate information, the City, through Planning and Development Services, shall consider and interpret information produced by the Army Corps of Engineers, Natural Resource Conservation Service, Department of Housing and Urban Development, or any other qualified person or agency to determine the location of the Flood Hazard areas and Coastal High Hazard Areas. Designation as Coastal A Zone(s) shall be determined by the maps on file with City of Tacoma Planning and Development Services Permit Services.
(Ord. 28363 Ex. A, 2016-06-14; Ord. 28410 Ex. A, 2017-02-21)
1613.7 Tension-Only Bracing.
The body of the tension element, in a tension-only bracing assembly, shall be designed for the seismic load effect, including the Overstrength Factor, in accordance with ASCE 7-16, Section 12.4.3.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28957 Ex. A, 2024-03-05)
2405.6 Sloped glazing and skylights shall not be located closer to property lines or the centerline of adjoining public ways where, due to proximity to the property line or the centerline of an adjoining public way, openings in walls are prohibited, or are required to be protected by the provisions of Section 705.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 2902.2 – Separate Facilities. Ord. 28590 Ex. A, 2019-06-18; repealed by Ord. 28729 Ex. A, 2021-01-26)
Section 2902.4 in the currently adopted edition of the IBC is amended with the following:
2902.4 Signage.
Required public facilities shall be provided with signs that designate the sex for separate facilities or indicate all-gender facilities. Single-occupant toilet facilities shall be provided with signs compliant with TMC § 1.29.180. Signs shall be readily visible and located near the entrance to each toilet facility. Signs for accessible toilet facilities shall also comply with IBC Section 1112.
(Ord. 28590 Ex. A, 2019-06-18; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
3108.1.1 Amplification Factor for Structures Bracketed to Supporting Structure.
The following amendments shall be made to Section 2.7.2.1.1 of TIA-222:
1.
For structures bracketed to the supporting structure at the mid-height of the structure or below, the amplification factor shall be equal to 1.0.
2.
For structures bracketed to the supporting structure above the mid-height of the structure, the amplification factor shall be equal to 3.0 or may be linearly interpolated between 3.0 and 1.0 based on the elevation of the bracket with respect to the mid-height of the structure.
(Ord. 28363 Ex. A, 2016-06-14)
Section 3201.3 in the IBC shall be replaced in its entirety with the following:
3201.3 Other Laws.
The provisions of this chapter shall not be construed to permit the violation of other laws or ordinances regulating the use and occupancy of public property. All encroachments are subject to the approval and conditions of the City Engineer or their designee.
(Ord. 28957 Ex. A, 2024-03-05)
Section 3203.3 in the IBC shall be replaced in its entirety with the following:
3202.3 Encroachments eight feet or more above grade.
Encroachments eight feet (2438 mm) or more above grade shall comply with Sections 3202.3.1 through 3202.3.4.
3202.3.1 Awnings, canopies, marquees, and signs.
Awnings, canopies, marquees, and signs shall be constructed so as to support applicable loads as specified in Chapter 16. Awnings, canopies, marquees, and signs with less than 16.5 feet (5029 mm) clearance above the sidewalk shall not extend into or occupy more than two-thirds the distance from the property line to the face of the curb, but in no case shall extend closer than two feet to the curb. All portions of awnings, canopies, marquees, and signs shall be not less than eight feet above any public walkway. Stanchions or columns that support awnings, canopies, marquees and signs shall be located not less than 2 feet (610 mm) in from the curb line.
3202.3.2 Windows, balconies, architectural features, and mechanical equipment.
Where the vertical clearance above grade to projecting windows, balconies, architectural features, or mechanical equipment is more than eight feet (2438 mm), one inch (25mm) of encroachment is permitted for each additional one inch (25 mm) of clearance above eight feet (2438 mm), but the maximum encroachment shall be four feet (1219 mm). No usable floor space shall be added to the building by such projections unless the air rights for the street where the projection occurs are vacated by City of Tacoma ordinance.
3202.3.3 Encroachments 16.5 feet or more above grade.
Upon issuance of a Street Occupancy Permit or upon vacation of the air rights over the street by ordinance and subject to the conditions of the street occupancy permit or vacation, encroachments 16.5 feet (5029 mm) or more above grade shall not be limited. No usable floor space shall be added to the building by such projections unless the air rights for the street where the projection occurs are vacated by City of Tacoma ordinance.
Exception:
Encroachments into street right-of-ways which are also the right-of-way for railroads or light-rail shall be a minimum of 24 feet clear above the elevation of the top of railroad or light-rail rails.
3202.3.4 Pedestrian walkways.
The installation of a pedestrian walkway over a public right-of-way shall require that the air rights above the right-of-way be vacated by City of Tacoma ordinance. The vertical clearance from the public right-of-way to the lowest part of the pedestrian walkway shall be subject to the approval of the City of Tacoma, but in no case shall be less than 16.5 feet (5029 mm) minimum.
Exception:
Pedestrian walkways over street right-of-ways which are also the right-of-way for railroads or light-rail shall be a minimum of 24 feet clear above the elevation of the top of railroad or light-rail rails.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14)
(Amendment to IBC Section 708.13.1 – Refuse and laundry chute enclosures. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 708.14.2 – Enclosed elevator lobby pressurization alternative. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1002 definitions by addition of a definition for lobby. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Chapter 10 by addition of Section 1010.11 – Enclosures under ramps. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1015.2.2 – Three or more exits or exit access doorways. Ord. 27629 Ex. A, 2007-06-26; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1022 – by addition of a New Subsection 1022.10 – Re-entry requirements. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1027.1 – Exit Discharge – General. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1503.4 – Roof drainage. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1608 – Snow loads. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1609.1 – Wind Loads – Applications. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1613.1 – Earthquake Loads – Scope by addition of exception 5. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 1613 by addition of a new Subsection 1613.8 – Tension-only bracing. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 2405 by addition of a new Subsection 2405.6 – Location of sloped glazing and skylights. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to IBC Section 3202.3 – Encroachments 8 feet or more above grade. Ord. 27890 Ex. A, 2010-06-15; Ord. 28109 Ex. F, 2012-12-04; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment to Chapter 32 by addition of a new IBC Section 3202.5 – Entryway canopies. Ord. 27890 Ex. A, 2010-06-15; Ord. 28109 Ex. F, 2012-12-04; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment by addition of a new Chapter 36 to the IBC – City of Tacoma – Clearing and grading code. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28089 § 1, 2012-09-25)
(Amendment by addition of a new IBC Chapter 37 – Off-site improvements. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28089 § 1, 2012-09-25)
G101.5 Designation of floodplain administrator.
The floodplain manager is designated as the floodplain administrator and is authorized and directed to enforce the provisions of this appendix. The floodplain administrator is authorized to delegate performance of certain duties to other employees of the jurisdiction. Such designation shall not alter any duties and powers of the building official.
(Ord. 28957 Ex. A, 2024-03-05)
G104.11 – Additional Conditions for Consideration.
The Floodplain Manager shall also review the project for compliance with the Endangered Species Act.
G104.12 – Restrictions in Floodways.
The following restrictions shall be applied to development proposed in the floodway:
1.
Water wells shall be located on high ground that is not in the floodway.
2.
Construction or reconstruction of residential structures is prohibited within the designated floodway.
(Ord. 28363 Ex. A, 2016-06-14; Ord. 28797 Ex. A, 2021-12-14; Ord. 28957 Ex. A, 2024-03-05)
G106.7.1 Additional Conditions for Issuance.
In addition to the conditions for issuance listed in IBC G106.7, the Board of Building Appeals shall also require the applicant to demonstrate the following:
1.
The proposed development will not destroy or adversely affect a fish and wildlife habitat conservation area or create an adverse effect to federal, state or locally protected species or habitat.
2.
The proposed development project will not affect, or be affected by, channel migration.
3.
There is good and sufficient cause for providing relief.
4.
The variance pertains to a physical piece of property, and is not personal in nature and not based on the inhabitants or their health, economic, or financial circumstances.
5.
The project is compliant with the Endangered Species Act.
6.
The project will not adversely affect features or quality of habitat supporting local, state or federally protected fish or wildlife.
7.
The applicant’s circumstances are unique and do not represent a problem faced by other area properties.
8.
All requirements of other permitting agencies will still be met.
9.
For new construction, substantial improvements as defined in Subsection 2.02.585, and other development necessary for the conduct of functionally dependent uses, the project will not adversely affect federal, state or locally protected fish, wildlife and their habitat.
(Ord. 28363 Ex. A, 2016-06-14; Ord. 28957 Ex. A, 2024-03-05)
(Amendment by deletion from the 2012 International Residential Code. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(General amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Chapters and sections of the Code deleted by the Washington State Building Code Council. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Washington State Building Code Council amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
The following exceptions shall be added or changed in R105.2 – Building:
Building:
5.
Sidewalks and driveways. (Note: separate site development permits may be required for these items).
11.
Reroofing of single family or duplex residential buildings, provided the existing roof coverings are removed prior to reroofing and the following conditions are met:
 
a.
The new roofing material does not exceed 2.5 pounds per square foot, or
 
b.
For a vegetated roof, where it is the same weight as the previous roof and a vegetated roof was previously approved through a building permit.
 
c.
No changes are made to roof framing.
 
d.
The building is not constructed with unreinforced masonry.
The following amendment shall be made to R105.2 – Electrical:
Electrical: See TMC Chapter 12.06A.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28443 Ex. C, 2017-08-01; Ord. 28701 Ex. A, 2020-11-17; Ord. 28729 Ex. A, 2021-01-26)
Substantial Improvement or Repair or Substantial Alteration or Construction.
Reconstruction, rehabilitation, addition, alteration, repair, or other improvement to an existing building or structure, the cost of which exceeds 50 percent of the value of the building or structure before the repair or improvement is started as calculated using the latest Building Valuation Data published by the International Code Council. If ICC Building Valuation Data is not applicable to this building or structure, the value may be established using an approved market valuation. For the purposes of determining Substantial Improvement or Repair for flood hazard areas, this shall be cumulative as measured from the issuance date of the initial building permit or the last substantial improvement. For all other purposes, this shall be cumulative over a two-year period, as measured from the issuance date of the initial building permit for the project.
(Ord. 28363 Ex. A, 2016-06-14)
TABLE R301.2 (1) CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
Roof Snow Load
Wind Design
Seismic Design CategoryF
Subject To Damage From
Winter Design TempE
Ice Barrier Underlayment RequiredH
Flood HazardsG
Air Freezing IndexI
Mean Annual TempJ
Speedd (mph)
Topographic effectsk
Special wind regionl
Wind-borne debris zonem
Weatheringa
Frost line depthb
Termitec
25
110
See City published topographic maps
No
No
D1
Moderate
12 in
Moderate to Heavy
29º F
No
Adoption: 3-25-1986; Flood Insurance Studies: 2017 FIRM and Puyallup Levee overtopping layer from 2007 FIRM map
117
52º F
For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
a.
Weathering may require a higher strength concrete or grade of masonry than necessary to satisfy the structural requirements of this code. The weathering column shall be filled in with the weathering index “negligible,” “moderate” or “severe” for concrete as determined from Figure R301.2 (3). The grade of masonry units shall be determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b.
The frost line depth may require deeper footings than indicated in Figure R403.1 (1). The jurisdiction shall fill in the frost line depth column with the minimum depth of footing below finish grade.
c.
The jurisdiction shall fill in this part of the table to indicate the need for protection depending on whether there has been a history of local subterranean termite damage.
d.
The jurisdiction shall fill in this part of the table with the wind speed from the basic wind speed map [Figure R301.2 (4)A]. Wind exposure category shall be determined on a site-specific basis in accordance with Section R301.2.1.4.
e.
The outdoor design dry-bulb temperature shall be in accordance with the Washington State Energy Code, as adopted and amended by the City of Tacoma in TMC Chapter 2.10.
f.
The jurisdiction shall fill in this part of the table with the seismic design category determined from Section R301.2.2.1.
g.
The jurisdiction shall fill in this part of the table with (a) the date of the jurisdiction’s entry into the National Flood Insurance Program (date of adoption of the first code or ordinance for management of flood hazard areas), (b) the date(s) of the Flood Insurance Study, and (c) the panel numbers and date(s) of all currently effective FIRMs and FBFMs, or other flood hazard map adopted by the community, as amended.
h.
In accordance with Sections R905.1.2, R905.5.3.1, R905.7.3.1, R905.6.3.1, R905.7.3.1 and R905.8.3.1, where there has been a history of local damage from the effects of ice damming, the jurisdiction shall fill in this part of the table with “YES.” Otherwise, the jurisdiction shall fill in this part of the table with “NO.”
i.
The jurisdiction shall fill in this part of the table with the 100-year return period air freezing index (BF-days) from Figure R403.3(2) or from the 100-year (99%) value on the National Climatic Data Center data table “Air Freezing Index-USA Method (Base 32° Fahrenheit)”.
j.
The jurisdiction shall fill in this part of the table with the mean annual temperature from the National Climatic Data Center data table “Air Freezing Index-USA Method (Base 32° Fahrenheit)”.
k.
Topographical effects shall be considered by performing a topographical analysis or using the topographical effects as published on the City of Tacoma Web Site. The appropriate KZT factor shall be applied and the analysis shall be in accordance with the provisions of the currently adopted edition of the International Building Code and/or ASCE 7.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28410 Ex. A, 2017-02-21; Ord. 28957 Ex. A, 2024-03-05)
R322.1.11 Additional Criteria for Development in Flood Hazard Areas.
In addition to the requirements established in R322, the Floodplain Manager shall review projects in flood hazard areas for compliance with the Endangered Species Act.
R322.1.12 – Restrictions in Floodways.
The following restrictions shall be applied to development proposed in the floodway:
1.
Water wells shall be located on high ground that is not in the floodway.
2.
Construction or reconstruction of residential structures is prohibited within the designated floodway.
(Ord. 28363 Ex. A, 2016-06-14; Ord. 28797 Ex. A, 2021-12-14; Ord. 28957 Ex. A, 2024-03-05)
The Washington State amendment to IRC Section R313.1 shall be deleted and replaced by the following:
R313.1 – Townhouse Automatic Fire Sprinkler Systems.
An automatic residential fire sprinkler system shall be installed in all townhouse units.
Exception: An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing townhouse units that do not have an automatic residential fire sprinkler system installed.
For the purposes of this IRC section, fire walls shall not be considered as dividing townhouses into separate buildings.
(Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26)
Manufactured homes, as defined by Title 46 of the Revised Code of Washington (“RCW”) (“Motor Vehicles”), shall be permitted to be installed in the City, subject to the following conditions:
A. 
Manufactured homes to be installed in the City shall be new with a permanently affixed certification, which means any manufactured home required to be titled under Title 46 RCW which has not been previously titled to a retail purchaser and which is not a “used mobile home” as defined in RCW 82.45.032(2), which states:
(2)
“Used mobile home” means a mobile home which has been previously sold at retail and has been subjected to tax under Washington State RCW chapter 82.08, or which has been previously used and has been subjected to tax under Washington State RCW chapter 82.12, and which has substantially lost its identity as a mobile unit at the time of sale by virtue of its being fixed in location upon land owned or leased by the owner of the mobile home and placed on a foundation (posts or blocks) with fixed pipe connections with sewer, water, and other utilities.
B. 
The Building Official shall be responsible for issuing all permits for alterations, remodeling, or expansion of manufactured housing which has been converted to real property and is located within City limits.
C. 
All manufactured homes shall be comprised of at least two fully-enclosed parallel sections, each of not less than 12 feet wide by 36 feet long unless the structure complies with the requirements of IRC Appendix Q – Tiny Homes, as amended by the State Building Code.
D. 
Manufactured homes shall be set upon a permanent foundation, as defined by the Housing and Urban Development (“HUD”) handbook “Permanent Foundation Guide for Manufactured Housing,” which is sufficient to resist wind and seismic lateral forces, as well as the gravity loads as specified in the IRC, as adopted and amended in TMC Chapter 2.02. The Building Official shall be responsible for issuing all permits for foundations for manufactured homes.
“Permanent Foundation” for manufactured homes is defined in the HUD handbook, “Permanent Foundation Guide for Manufactured Housing,” as:
Definition of Permanent Foundation. Permanent foundations must be constructed of durable materials; i.e., concrete, mortared masonry, or treated wood – and be site-built. It shall have attachment points to anchor and stabilize the manufactured home to transfer all loads, herein defined, to the underlying soil or rock. The permanent foundations shall be structurally designed for the following:
1.
Vertical stability.
 
a.
Rated anchorage capacity to prevent uplift and overturning due to wind or seismic forces, whichever controls. Screw-in anchors are not considered a permanent anchorage.
 
b.
Footing size to prevent overloading the soil-bearing capacity and avoid soil settlement. Footing shall be reinforced concrete to be considered permanent.
 
c.
Base of footing below maximum frost-penetration depth.
 
d.
Encloses a basement or crawl space with a continuous wall (whether bearing or non-bearing) that separates the basement or crawl space from the backfill, and keeps out vermin and water.
2.
Lateral stability. An anchorage system with a tested and rated or engineered load capacity to prevent sliding due to wind or seismic forces, whichever controls, in the transverse and longitudinal directions.
E. 
The space from the bottom of the manufactured home to the ground shall be enclosed by concrete or an approved concrete product. Such concrete product may be designed to support the manufactured home for gravity and lateral loads, or may be decorative.
F. 
All manufactured homes shall be originally constructed with a composition or wood shake or shingle, coated metal, excluding zinc galvanized metal, or similar roof of not less than 3:12 pitch.
G. 
All manufactured homes shall have exterior siding similar in appearance to siding materials commonly used on conventional site-built, IRC-compliant, single-family residences.
H. 
The roof shall be designed to support 25 pounds per-square-foot snow load, in conformance with TMC § 2.02.600.
I. 
Manufactured homes installed within the City shall meet the Washington State Energy Code, as adopted and amended by TMC Chapter 2.10.
J. 
Light and ventilation in manufactured homes shall meet the requirements of Section R303 of the IRC.
(Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26)
(General amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Washington State Building Code Council amendments deleted from the City of Tacoma Adoption of the 2012 International Existing Building Code. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Washington State Building Code Council amendments. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
Section 202 of the IEBC is amended with new definitions for Live/Work and Work/Live, Substantial Damage, and Substantial Improvement, as follows:
Live/Work Unit.
A dwelling or sleeping unit in which up to 50 percent of the unit’s space includes a commercial business use. The business owner lives in the residential space.
Work/Live Unit.
A commercial business use which includes a dwelling unit in up to 50 percent of the unit’s space. The business owner lives in the residential space.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
A new section 310 Fire Protection shall be added to IEBC Chapter 3 as follows:
Section 310 Fire Protection.
310.1 Group R occupancies.
Where required by Sections 310.1.1, 310.1.2, 310.1.3, or 310.1.4, automatic fire sprinkler systems shall be installed within existing buildings with Group R fire areas where any of the following conditions exist:
1.
Building exceeds 5,000 square feet in area; or
2.
Building exceeds two stories in height; or
3.
Building contains five or more dwelling or sleeping units. Installation of an automatic fire sprinkler system, in accordance with Section 903.3.1.2 (NFPA 13R), may be approved in non-high-rise buildings exceeding four stories in height when approved by the fire code official and the building official.
Exception: Buildings regulated by the International Residential Code.
310.1.1 Fire Damage.
Throughout buildings that incur fire, water, or smoke damage where repairs include the removal and/or replacement of more than 50 percent of the ceiling finishes in more than one dwelling or sleeping unit.
Exception: The fire code official is authorized to approve a work plan established by the building owner where damaged units are provided with fire sprinklers immediately and the remainder of the building is provided with fire sprinklers over a period not to exceed ten years.
310.1.2 Level I Alterations.
Throughout dwelling or sleeping units where work involves the removal and/or replacement of more than 50 percent of the ceiling finishes in more than one dwelling or sleeping unit.
310.1.3 Level II Alterations.
Throughout dwelling or sleeping units where work areas exceed 50 percent of the floor area of the dwelling or sleeping unit.
310.1.4 Level III Alterations and Substantial Improvements.
Throughout buildings undergoing level III alterations or substantial improvements as defined in TMC Chapter 2.02.
(Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IEBC Section 403 – Alterations – by addition of a new Section 4.3.1.1 – Substantial Alteration or Construction. Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 407.1 – Conformance by addition of new Sections 407.1.1, Minimum Standards, and 407.1.2, Work/Live Use. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 504.1 – Alteration – Level 2. Ord. 28327 Ex. A, 2015-11-03; repealed by Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 901.1 – Scope. Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26; repealed by Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IEBC Section 603 – Fire Protection – by addition of a new subsection EB603.2. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 703 – Fire Protection – by addition of a new subsection EB703.2. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; repealed by Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 1007.1 – Change of occupancy – Structural. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
605.1 Exception: A change to a work/live use is not a change of occupancy for the building or space provided the following conditions are met:
1.
The buildings containing work/live units shall comply with IBC Section 419.2; and
2.
The occupancy classification of the work/live unit conforms to the existing permitted use; and
3.
All buildings with work/live uses shall comply with the standards for fire, life, and seismic safety in TMC Chapter 2.01, Minimum Building and Structures Code; and
4.
A certificate of occupancy is issued for any new or altered work/live use.
5.
Additional conditions are met that are imposed by the Building Official or Fire Code Official where deemed necessary for the general safety and welfare of the occupants and the public depending on the specific hazards and hazardous materials associated with the work/live use.
(Ord. 28327 Ex. A, 2015-11-03; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26)
(Amendment to IEBC Section 1006.3 – Seismic Loads by addition of a new Section IEBC 1006.3.1 – Seismic Requirements for Unreinforced Masonry and Hollow Clay Tile Buildings. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26; repealed by Ord. 28957 Ex. A, 2024-03-05)
Chapter 14 in the IEBC, as amended by the State Building Code, is hereby deleted and replaced with the following:
1401.1. Buildings or structures moved into or within the City of Tacoma shall comply with the provisions of this code and the Tacoma Building and Fire Codes for new buildings or structures.
Exception:
Single family or duplex buildings or structures are not required to comply if:
1.
The original occupancy classification is not changed,
2.
The building complies with TMC Chapter 2.01, Minimum Building and Structures Code, or TMC § 2.02.870, and
3.
The original building is not substantially remodeled or rehabilitated. For the purposes of this section only, single family or duplex building shall be considered to be substantially remodeled when the costs of remodeling within a two year period beginning on the date the alteration permit is issued, exceed 60 percent of the value of the building as calculated using the Building Valuation Table published by the International Code Council, exclusive of the costs relating to preparation, construction, demolition, or renovation of foundations.
Site development and off-site improvements shall be provided in accordance with Sections 2.19 and 2.22, as if the building is a new building, when the building is moved onto the site from some other location, and shall be provided as if the building was added to or remodeled when the building is moved within the site.
Both a building permit and a moving permit shall be required to move a building onto a site within the City of Tacoma. No moving permit shall be issued until a building permit is issued for the building.
Prior to issuing a building permit for a building to be moved onto a site within the City of Tacoma, the permittee shall post a performance bond, or other financial security acceptable to the Building Official, to be used to demolish the building if conditions of the building permit and all other applicable codes and regulations of the City of Tacoma, have not been complied with within the times specified in said sections. The amount of the bond shall be established by the Building Official and shall be sufficient to cover costs of demolishing the building, disposing of all demolition debris, cleaning the property of any and all litter and debris, and grading the property so that no unsafe conditions remain.
(Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; Ord. 28363 Ex. A, 2016-06-14; Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
(Amendment to IEBC Appendix Section A113.9 – Secondary load paths – by addition of a new Section A113.9.1. Repealed and reenacted by Ord. 27890 Ex. A, 2010-06-15; repealed and reenacted by Ord. 28155 Ex. A, 2013-06-11; repealed by Ord. 28363 Ex. A, 2016-06-14)
(Amendment of IEBC Chapter 12 – Relocated or moved buildings. Ord. 27890 Ex. A, 2010-06-15; Ord. 28089 Ex. B, 2012-09-25; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment of IEBC appendix Section A107 – Quality Control. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
(Amendment of IEBC Appendix Section A113.9 – Secondary Load Paths. Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11)
The following new appendix chapter shall be added to the IEBC.
Appendix J – Requirements for Alterations to Existing Single Family, Duplex, and Townhouse Buildings and Structures
Section AJ101 Purpose and Intent
The purpose of these provisions is to encourage the continued use or reuse of legally existing single family, duplex, and townhouse buildings and structures and allow alternative construction requirements from the WA State Residential Code with City of Tacoma amendments.
Section AJ102 Compliance
AJ102.1 General.
Regardless of the category of work being performed, the work shall not cause the structure to become unsafe or adversely affect the performance of the building; shall not cause an existing mechanical or plumbing system to become unsafe, hazardous, insanitary or overloaded; and unless expressly permitted by these provisions, shall not make the building any less compliant with this code or to any previously approved alternative arrangements than it was before the work was undertaken.
AJ102.3 Smoke Detectors.
Regardless of the category of work, smoke detectors shall be provided where required by the WA State Residential Code with City of Tacoma amendments.
AJ102.4 Replacement windows.
Regardless of the category of work, where an existing window, including the sash and glazed portion, or safety glazing is replaced, the replacement window or safety glazing shall comply with the requirements of Sections AJ102.4.1 through AJ102.4.4, as applicable.
AJ102.4.1 Energy Efficiency.
Replacement windows shall comply with the requirements of the WSEC.
AJ102.4.2 Safety glazing.
Replacement glazing in hazardous locations shall comply with the safety glazing requirements of IRC Section R308.
AJ102.4.3 Emergency Escape openings.
Where windows are required to provide emergency escape and rescue openings, replacement windows shall be exempt from the maximum sill height requirements of IRC Section R310.2.2 and the requirements of Section IRC R310.2.1 and IRC R310.2.3 provided that the replacement window meets the following conditions:
1.
In buildings constructed prior to May 26, 1981, existing windows with a net openable area of five square feet, a minimum clear width of 22 inches, a minimum clear height of 22 inches, and a maximum sill height of 48 inches measured from the floor of the sleeping room, shall be deemed to meet the exit window requirement.
2.
Where the window frame is to be replaced, this exception shall not apply, except as necessary to fit within the rough framed opening, in which case the opening dimensions shall be maximized. (Note: If a new opening needs to be created or an existing opening needs to be enlarged to provide an exit window from a sleeping room, this exception shall not apply).
3.
Where the sill height exceeds the maximum specified, a landing with a minimum depth of 24 inches and width equal to the width of the window and frame, but not less than 36 inches, may be provided directly below the exit window within the sleeping room, provided the following are met:
 
a.
Stairs shall be provided to the landing if its height exceeds 12 inches above the sleeping room floor.
 
b.
The landing and stairs do not decrease the minimum required dimensions of the sleeping room below those required by this chapter and the Building Code.
 
c.
The replacement window is not part of a change of occupancy and/or new habitable space.
AJ102.4.4 Window control devices.
Where window fall prevention devices complying with ASTM F2090 are not provided, window opening control devices complying with ASTM F2090 shall be installed where an existing window is replaced and where all of the following apply to the replacement window:
1.
The window is operable.
2.
The window replacement includes replacement of the sash and the frame.
3.
The top of the sill of the window opening is at a height less than 24 inches (610 mm) above the finished floor.
4.
The window will permit openings that will allow passage of a 4-inch-diameter (102 mm) sphere where the window is in its largest opened position.
5.
The vertical distance from the top of the sill of the window opening to the finished grade or other surface below, on the exterior of the building, is greater than 72 inches (1829 mm).
The window opening control device, after operation to release the control device allowing the window to fully open, shall not reduce the minimum net clear opening area of the window unit.
AJ102.5 Flood hazard areas.
Work performed in existing buildings located in a flood hazard area as established by IRC Table R301.2(1) shall be subject to the provisions of TMC § 2.02.550 and § 2.02.560.
AJ102.6 Equivalent alternatives.
These provisions of this Appendix are not intended to prevent the use of any alternative material, alternative design or alternative method of construction not specifically prescribed herein, provided that any alternative has been deemed to be equivalent and its use authorized by the building official.
AJ102.7 Other alternatives.
Where compliance with these provisions or with this code as required by these provisions is technically infeasible or would impose disproportionate costs because of construction or dimensional difficulties, the building official shall have the authority to accept alternatives. These alternatives include materials, design features and operational features.
AJ102. Features exceeding code requirements.
Elements, components and systems of existing buildings with features that exceed the requirements of this code for new construction, and are not otherwise required as part of approved alternative arrangements or deemed by the building official to be required to balance other building elements not complying with this code for new construction, shall not be prevented by these provisions from being modified as long as they remain in compliance with the applicable requirements for new construction.
Section AJ301 Repairs
AJ301.1 Definition.
Repair shall be defined as the patching, restoration or minor replacement of materials, elements, components, equipment or fixtures for the purposes of maintaining those materials, elements, components, equipment or fixtures in good or sound condition.
AJ301.2 Materials.
Except as otherwise required herein, work shall be done using like materials or materials permitted by this code for new construction.
AJ301.2.1 Hazardous materials.
Hazardous materials no longer permitted, such as asbestos and lead-based paint, shall not be used.
AJ301.2.2 Plumbing materials and supplies.
The following plumbing materials and supplies shall not be used:
1.
All-purpose solvent cement, unless listed for the specific application.
2.
Flexible traps and tailpieces, unless listed for the specific application.
3.
Solder having more than 0.2-percent lead in the repair of potable water systems.
AJ301.3 Water closets.
Where any water closet is replaced with a newly manufactured water closet, the replacement water closet shall comply with the requirements of the City of Tacoma Plumbing Code.
AJ301.4 Electrical.
This section deleted with a reference to comply with TMC Chapter 12.06A.
Section AJ401 Renovations
AJ401.1 Definition.
Renovations shall be defined as the change, strengthening or addition of load-bearing elements; or the refinishing, replacement, bracing, strengthening, upgrading or extensive repair of existing materials, elements, components, equipment or fixtures. Renovation does not involve reconfiguration of spaces. Interior and exterior painting are not considered refinishing for purposes of this definition and are not renovation.
AJ401.2 Materials and methods.
The work shall comply with the materials and methods requirements of this code.
AJ401.3 Door and window dimensions.
Minor reductions in the clear opening dimensions of replacement doors and windows that result from the use of different materials shall be allowed, whether or not they are permitted by this code.
AJ401.4 Interior finish.
Wood paneling and textile wall coverings used as an interior finish shall comply with the flame spread requirements of IRC Section R302.9.
AJ401.5 Structural.
Unreinforced masonry buildings located in Seismic Design Category D2 or E shall have parapet bracing and wall anchors installed at the roofline whenever a reroofing permit is issued. Such parapet bracing and wall anchors shall be of an approved design.
Section AJ501 Alterations
AJ501.1 Newly constructed elements.
Newly constructed elements, components and systems shall comply with the requirements of the WA State Residential Code with City of Tacoma amendments.
Exceptions:
1.
Added openable windows are not required to comply with the light and ventilation requirements of IRC Section R303.
AJ501.2 Nonconformities.
The work shall not increase the extent of noncompliance with the requirements of Section AJ601 or create nonconformity to those requirements that did not previously exist.
AJ501.3 Extensive alterations.
Where the total area of all of the alteration work within each dwelling unit meets the requirements of Washington State Existing Building Code Section 604 for a Level 3 remodel, the work shall be considered to be a reconstruction and shall comply with the requirements of these provisions for reconstruction work.
Exception: Alteration work which is exclusively plumbing, mechanical or electrical shall not be included in the computation of the total valuation of work.
AJ501.4 Structural.
The minimum design loads for the structure shall be the loads applicable at the time the building was constructed, provided that a dangerous condition is not created. Structural elements that are uncovered during the course of the alteration and that are found to be unsound or dangerous shall be made to comply with the applicable requirements of this code.
AJ501.5 Electrical Equipment and wiring.
This section deleted with a reference to comply with TMC Chapter 12.06A.
AJ501.6 Ventilation.
Reconfigured spaces intended for occupancy and spaces converted to habitable or occupiable space in any work area shall be provided with ventilation in accordance with IRC Section R303.
AJ501.7 Ceiling Height.
Habitable spaces created in existing basements and attics shall have ceiling heights of not less than 6 foot 8 inches (2032mm), except that the ceiling height at obstructions shall be not less than 6 foot 4 inches (1930 mm) from the basement or attic floor. Existing finished ceiling heights in non-inhabitable basements and attics shall not be reduced.
AJ501.8 Stairs
AJ501.8.1 Stair width.
Existing basement or attic stairs and handrails not otherwise being altered or modified shall be permitted to maintain their current clear width at, above and below existing handrails.
AJ501.8.2 Stair headroom.
Headroom height on existing basement or attic stairs being altered or modified shall not be reduced below the existing stairway finished headroom. Existing basement or attic stairs not otherwise being altered shall be permitted to maintain the current finished headroom.
AJ501.8.3 Stair landing.
Landings serving existing basement or attic stairs being altered or modified shall not be reduced below the existing stairway landing depth and width. Existing basement or attic stairs not otherwise being altered shall be permitted to maintain the current landing depth and width.
Section AJ601 Reconstruction
AJ601.1 Stairways, handrails and guards.
AJ601.1.1 Stairways.
Stairways within the work area shall be provided with illumination in accordance with IRC Section R303.7.
AJ601.1.2 Handrails.
Every required exit stairway that has four or more risers, is part of the means of egress for any work area, and is provided with not fewer than one handrail, or in which the existing handrails are judged to be in danger of collapsing, shall be provided with handrails designed and installed in accordance with IRC Section R311 for the full length of the run of steps on not less than one side.
AJ601.1.3 Guards.
Every open portion of a stair, landing or balcony that is more than 30 inches (762 mm) above the floor or grade below, is part of the egress path for any work area, and does not have guards, or in which the existing guards are judged to be in danger of collapsing, shall be provided with guards designed and installed in accordance with IRC Section R312.
AJ601.2 Wall and ceiling finish.
The interior finish of walls and ceilings in any work area shall comply with the requirements of IRC Section R302.9. Existing interior finish materials that do not comply with those requirements shall be removed or shall be treated with an approved fire-retardant coating in accordance with the manufacturer’s instructions to secure compliance with the requirements of this section.
AJ601.3 Separation walls.
Where the work area is in an attached dwelling unit, walls separating dwelling units that are not continuous from the foundation to the underside of the roof sheathing shall be constructed to provide a continuous fire separation using construction materials consistent with the existing wall or complying with the requirements for new structures. Performance of work shall be required only on the side of the wall of the dwelling unit that is part of the work area.
AJ601.4 Ceiling height.
Habitable spaces created in existing basements or attics shall have ceiling heights of not less than 6 feet, 8 inches (2032 mm), except that the ceiling height at obstructions shall not be less than 6 feet 4 inches (1930 mm) from the basement or attic floor. Existing finished ceiling heights in non-habitable spaces in basements or attics shall not be reduced except where necessary to comply with WSEC requirements.
Section AJ701 Referenced Standards
ASTM F2090—17
Specification for Window
AJ1024.3
 
Fall Prevention Devices with Emergency Escape (Egress) Release Mechanism
AJ1024.4
IEBC—21
International Existing Building Code
AJ102.6
(Ord. 28729 Ex. A, 2021-01-26; Ord. 28957 Ex. A, 2024-03-05)
There is hereby established in the City of Tacoma a strong-motion instrumentation program for the purpose of administering the program and of acquiring strong-motion instruments and installing and maintaining such instruments, as needed, in representative geologic environments and structures throughout the City, and for dangerous building abatement.
The Building Official shall organize and monitor the strong-motion instrumentation program with the advice of the Board of Building Appeals.
The Building Official shall purchase and install instruments in representative structures and geologic environments throughout the City as deemed necessary and desirable by the Building Code Board of Appeals.
The Building Official shall negotiate with a competent agency an agreement by which such agency shall maintain and service the strong-motion instruments installed. The Building Official shall negotiate with appropriate agencies to interpret all records from the instruments and make the records and interpretations available to all interested parties.
The City of Tacoma shall collect a fee from all applicants for building permits, which shall be equal to ten percent of the building permit fee.
All fees collected pursuant to this section shall be deposited in the Earthquake Recording Instrumentation Program Fund. Said fund may also be used to support earthquake preparedness activities, as well as to support the Earthquake Recording Instrumentation Program.
The Building Official shall notify the building owner at the time of reviewing the plans for the proposed construction if the earthquake recording instruments are required for his/her building. The owner of the building shall provide, at no cost to the City, suitable space, acceptable to the Building Official, for the equipment to be installed and maintained.
(Ord. 27890 Ex. A, 2010-06-15; repealed by Ord. 28155 Ex. A, 2013-06-11; reenacted by Ord. 28198 Ex. A, 2014-01-14)