Chapter 15.04 BUILDING CODES [1]

Prior legislation: Ords. 467, 537 and 571.

§ 15.04.010 Adoption of the State Building Code.

All construction activity and construction materials shall be governed by the Washington State Building Code as adopted in Chapter 96, Laws of 1974, as updated by the State Building Code Council to include the 2021 Editions of the following codes and amendments:

International Building Code, Chapter 51-50 WAC;

International Residential Code, Chapter 51-51 WAC;

International Mechanical Code, Chapter 51-52 WAC;

International Fire Code, Chapter 51-54A WAC;

Uniform Plumbing Code, Chapter 51-56 WAC;

Washington State Energy Code, Chapter 51-11C WAC;

Washington State Energy Code, Chapter 51-11R WAC;

International Swimming Pool and Spa Code, WAC 51-51-0327;

Liquefied Petroleum Gas Code, NFPA 58 (Propane);

National Fuel Gas Code, NFPA 54 (Natural Gas);

National Electrical Code (NFPA 70-2020).

All codes referenced in the state legislation are hereby adopted by reference and included as if set forth in their entirety. This adoption shall include all other related codes, standards, and amendments to the referenced codes adopted by the State Building Code Council and enacted by the Washington State Legislature.

(Ord. 613 § 1, 2010; Ord. 643 § 1, 2013; Ord. 665 § 1, 2016; Ord. 709 § 2, 2021; Ord. 746 § 2, 2024)

§ 15.04.020 Additional provisions adopted.

The following optional provisions are adopted:

Appendix J of the International Building Code is hereby adopted and incorporated into the body of the International Building Code as though it were included therein outright. All administrative and enforcement provisions of the IBC shall apply to this appendix in the same way that they apply to other elements of the code. Also adopted by reference are all future amendments and revisions to Appendix Chapter J.

(Ord. 613 § 1, 2010; Ord. 643 § 1, 2013; Ord. 665 § 1, 2016)

§ 15.04.030 Work exempt from permit.

Subsection 105.2, Building, of the IBC and subsection R105.2, Building, of the IRC, which list work of a building nature that is exempt from building permit requirements, are hereby amended to read as follows:

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.

2. Single-family residential decks not exceeding 200 square feet in area, that are not more than 30 inches above finish grade at any point, are not attached to a dwelling and do not serve the exit door required by R311.2.

3. Boat moorage covers over open water not exceeding 120 square feet in horizontally projected roof area and which fully comply with all state and local regulations.

4. Fences not over six feet six inches (6'-6'') in height as measured from the lowest adjacent finished grade to the top of the fence. This exemption shall not apply to any structure designed or used for sound attenuation purposes.

5. Retaining walls that are not over 4 feet 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 IIIA liquids.

6. Sidewalks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and are not part of an accessible route.

7. Temporary motion picture, television and theater stage sets and scenery limited to thirty (30) days.

8. Temporary, prefabricated or mobile structures to be used on-site during construction and removed upon completion of the project.

9. Swings and other playground equipment accessory to detached one and two family dwellings and not affecting the structural coverage allowance of the lot.

10. Interior and exterior trim, painting, papering, tiling, cabinets, counter tops, carpeting, finished flooring and other similar finish work for which inspection to verify code compliance is not required.

11. Ornamental or decorative ponds or pools that contain water not over twenty-four (24) inches in depth.

12. Non-fixed and moveable fixtures, cases, racks, counters and partitions not over five (5) feet nine (9) inches in height.

13. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24 inches deep, are not greater than 5,000 gallons and are installed entirely above ground.

14. Residential re-roofing involving:

a. Removal and replacement of existing roofing materials using same or similar type of materials where the work does not activate other building code or energy code requirements, and does not reduce existing ventilation or storm water drainage connections and dispersal; or

b. A re-roof overlay of one layer of asphalt composition onto an existing layer of asphalt composition.

15. Any work not regulated by provisions of this code or any elements of the State Building Code.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016; Ord. 722 § 2, 2023)

§ 15.04.040 Expiration.

Section 105.5 of the International Building Code and Section R105.5 of the International Residential Code are hereby amended to add the following:

All work authorized by permit shall be completed and final inspections made within eighteen months from the date of permit issuance, at which time the exterior of the structure shall be completely finished according to the plans and specifications.

All permits shall finally expire by limitation eighteen months from date of issue.

In order to renew action on a building permit after expiration, the permittee shall obtain a new permit and pay a permit fee based upon the building official's determination of percentage of inspection completion, and the current permit fee schedule. The fee shall be not less than 25% of the current permit fee.

In order to renew a permit other than a building permit, a new permit application shall be made and new permit obtained at a full new fee.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.045 Construction documents.

Amendments to the International Building Code (IBC). Section 107.2.1 of the International Building Code is hereby amended to read as follows:

Information on construction documents.

Construction documents shall be drawn upon architectural standard. All construction documents required to be prepared by a registered architect or registered professional engineer pursuant to Chapters 18.08 and 18.43 RCW shall be signed and stamped or sealed on each individual page containing a building construction drawing, or revision thereto. All documents shall be assembled in proper order and stapled together appropriately. Plans and drawings shall be no larger than 48" wide and 36" tall unless otherwise allowed by the building official. Electronic media documents are permitted to be submitted when approved by the building official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that the proposed project will conform to the provisions of this Code and relevant laws, ordinances, rules and regulations, as determined by the building official. Where required by the building official, all braced wall lines shall be identified on the construction documents and all pertinent information including but not limited to bracing methods, location and length of braced wall panels, foundation requirements of braced wall panels, and foundation requirements of braced wall panels at top and bottom shall be provided.

Amendments to the International Residential Code (IRC). Section R106.1.1 of the International Residential Code is hereby amended to read as follows:

Information on construction documents.

(Ord. 634 §§ 1, 2, 2012; Ord. 665 § 1, 2016)

§ 15.04.050 Work commencing before permit issuance.

Section 109.4 of the International Building Code and Section 108.6 of the International Residential Code are hereby amended as follows:

Any person who commences work requiring a permit on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to an investigation and administration fee equal to the amount of the permit fee. This fee is in addition to all other fees that may apply to the project.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.060 Certificate of occupancy.

When a series of related permits, such as site development, swimming pool, site retaining walls, fencing, or permits for separate accessory buildings, are issued in conjunction with a building permit for the renovation, reconstruction, or new construction of a residence; the certificate of occupancy for the residence shall not be issued until all regulated work under all related permits and all work included in the scope of work identified in the city's construction mitigation review has been completed, inspected, and approved and all fees and charges have been paid.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.070 Temporary certificate of occupancy.

Section 111.3 of the International Building Code and Section R110.4 of the International Residential Code are hereby amended as follows:

The building official is authorized, but is not required to issue a temporary certificate of occupancy before completion of the entire work covered by the permits issued, provided that such portion or portions shall be occupied safely. A temporary certificate of occupancy may only be issued in association with a valid building permit. A cash financial guarantee shall be required in the amount of one-half (1/2) of the permit fee, or $10,000 whichever amount is the lesser. A temporary certificate of occupancy is valid for a period not to exceed ninety (90) days from the date of issuance. Administration fees for costs incurred by the city to process the temporary certificate of occupancy will be assessed.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.075 Fire code amendments.

The town of Yarrow Point hereby adopts Section 503 of the International Fire Code as amended, and it is hereby amended as follows:

503.1 Where required. Fire apparatus access roads shall be provided and maintained in accordance with Chapter 12.08 of the Town of Yarrow Point Municipal Code. Road structure shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.

503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exception: The fire code official is authorized to increase the distance up to 200 feet where:

1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the International Fire Code.

2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an alternate means of fire protection and building or structure access is provided as approved by the fire code official or the building official.

3. There are not more than two Group R-3 occupancies.

503.1.2 The fire code official or the Yarrow Point building official is authorized to require more than one fire apparatus road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access.

503.1.3 High-piled storage. Fire department vehicle access to buildings used for high-piled storage shall comply with the applicable provisions of Chapter 23, International Fire Code.

503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with this Section, and in accordance with the Town of Yarrow Point Municipal Code.

503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, exclusive of shoulders. The minimum vertical clearance shall be not less than 13 feet 6 inches.

Exceptions:

1. New access roads serving not more than two Group R-3 or U occupancies shall have an unobstructed width of not less than 16 feet.

2. Public streets shall be designed in accordance with the Town of Yarrow Point Municipal Code.

503.2.2 Authority. The fire code official or the Yarrow Point building official shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations.

The fire code official or the Yarrow Point building official shall have the authority to allow a decrease in the minimum access widths where due to technical circumstances they are determined adequate for fire rescue operations.

503.2.3 Surface. Fire apparatus roads shall be surfaced and maintained to provide all weather and non-slip driving capabilities. Surface materials shall be asphalt, concrete or other material approved by the fire code official and Town of Yarrow Point Engineer.

503.2.4 Turning radius. The turning radius of a fire apparatus access road shall be 28 feet minimum inside curb and 48 feet minimum outside curb.

503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an area for turning around fire apparatus as approved by the fire code official and building official, and shall be in accordance with Town of Yarrow Point Title 16.

Exception: The fire code official is authorized to increase the length up to 300 feet for driveways serving only one Group R-3 Occupancy.

503.2.6 Bridges and elevated surfaces. Where a bridge or an elevated surface is part of a fire apparatus road, the bridge shall be constructed and maintained in accordance with the Town of Yarrow Point Municipal Code and the State of Washington Building Code. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits are to be posted at all entrances to bridges when required by the fire code official. Posted signs are to be in accordance with Town of Yarrow Point Municipal Code Chapter 15.08. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official.

503.2.7 Grade. The grade of the fire apparatus access road, including private and public roads and driveways, shall be in accordance with the Town of Yarrow Point Municipal Code and the following:

1. The grade of access for non-automatic sprinklered properties shall not exceed 12 percent longitudinally, and 5 percent laterally.

2. The grade of access for automatic sprinklered properties shall not exceed 15 percent longitudinally, and 5 percent laterally.

3. All grades of access in excess of 15 percent longitudinally require fire code official approval. Grades in excess of 5 percent laterally are not permitted.

4. Grades of fire apparatus access roads for all properties which are in excess of 15 percent longitudinally shall have additional fire department access improvements installed and maintained as approved by the fire code official or building official including all-weather walking surfaces, lighting and handrails constructed in accordance with the International Building Code as adopted by the State of Washington.

503.2.8 Angles of approach and departure. The angles of approach and departure for fire apparatus access roads shall be in accordance with the Town of Yarrow Point Municipal Code, and within the limits established by the fire code official based upon the fire department's apparatus.

503.3 Marking. Where required by the fire code official fire apparatus access roads shall be marked as follows:

1. FIRE LANE – NO PARKING Signs shall be mounted a minimum of 60 inches above grade (80 inches if adjacent to a pedestrian pathway). Signs must be type "R8-31" or equivalent reflective sign no less than 12 inches x 18 inches in size, with a white background and the wording "No Parking Fire Lane" in red letters. When in a straight line of sight, these signs shall be no further than 150 feet apart. This distance may be reduced when curves, corners or other adverse sighting conditions restrict the line of sight.

2. Designated fire department access roads ("Fire Lanes") shall be painted red. This shall include both vertical and horizontal portions of the curb. Minimum 3 inch white lettering which shall read: NO PARKING – FIRE LANE shall be placed every 50 feet or portion thereof on the vertical portion of the curb. The entire curb length shall be painted. If there are rolled curbs or no curbs, stenciling shall be placed on pavement.

Exception: Variations to Fire Lane markings may be approved when in the opinion of the fire code official the proposed signage and markings achieve the same outcome. The fire chief retains the right to revoke variations for cause.

3. Fire apparatus access road markings shall be maintained.

International Fire Code Section 503.4 Amended – Entrances. Section 503.4 of the International Fire Code is amended as follows:

503.4 Obstruction of fire apparatus access roads. Fire apparatus access roads shall not be obstructed in any manner, including parking of vehicles. The minimum width and clearances shall be maintained.

International Fire Code Section 503.6 Amended – Security Gates. Section 503.6 of the International Fire Code is amended as follows:

503.6 Security gates. The installation of security gates across a fire apparatus access road shall be reviewed and approved by the fire code official and must comply with Appendix D103.5, and must be in accordance with Town of Yarrow Point Municipal Code. The use of directional-limiting devices (tire spikes) is prohibited. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operations shall be designed, constructed and installed to comply with the requirements of ASTM F 2200 and shall be equipped with Click 2 Enter or other approved equipment that allows operation of the gate by emergency services personnel from their vehicle. Gates on all properties shall be set back a minimum of 20 feet from roadway edge of pavement, or as required by the Town of Yarrow Point Zoning Code, or as required by the Town of Yarrow Point Engineer.

The town of Yarrow Point hereby adopts Section 903.3.1 of the International Fire Code as amended, and it is hereby amended as follows:

903.3.1 Standards. Sprinkler systems shall be designed and installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 and other chapters of this code, as applicable. In addition sprinkler systems shall be designed with a buffer to account for water system fluctuations to include a low reservoir condition. Such buffer shall be 5% for static pressures less than 50 p.s.i. and 10%. for static pressures above 50 p.s.i.

Exception: Buffers are not required for systems designed in accordance with Section 903.3.1.3 (NFPA 13 D).

Permit applicants shall independently verify site specific static pressure:

• Prior to initiating sprinkler system.

• Prior to installing any sprinkler piping, including the underground supply.

• Prior to requesting any cover inspections.

(Ord. 635 § 1, 2012; Ord. 665 § 1, 2016)

§ 15.04.080 Definition of chief or fire code official.

All references to "chief" or "fire code official" within this chapter and within the International Fire Code shall refer to the chief of the Bellevue fire department or to such members of the Bellevue fire department to whom he/she may designate the functions or responsibilities described in this chapter or in the International Fire Code.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.090 Building permit plans – Compliance with International Fire Code.

Prior to submittal of a building permit application to the building department for a new residence or new accessory structure or for an improvement to an existing residence or accessory structure which improvement constitutes reconstruction under the codes of this jurisdiction, the applicant shall submit plans and data to the fire marshal for review and determination of compliance with the International Fire Code. The submittal shall contain sufficient data as the fire marshal shall require to make such determination.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.100 Building permit plans – Fire marshal determination.

When the fire marshal has determined the proposed project meets the requirements of the International Fire Code or finds that the proposed project is acceptable under the code subject to stipulated conditions, he/she shall approve two sets of plans. The approved plan sets shall be included in the building permit application documents at time of submittal by the applicant to the building department and shall be incorporated into the approved set of building permit documents together with all conditions and inspection requirements noted or required by code.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.110 Review and inspections by fire department – Fees.

Under provisions of the International Building Code, costs for review and inspections by the fire department shall be charged to the project on the basis of cost incurred by the jurisdiction for such service by the fire department.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.120 Appeals.

International Building Code Section 113.1 and International Residential Code Section R112.1 are amended as follows:

Appeals of all decisions of the Building Official or Fire Code Official related to his/her decision on the interpretation, enforcement or application of this Code shall be before the Town of Yarrow Point Hearing Examiner.

An application for appeal shall be based on a claim that the true intent of the subject code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equally good or better form of construction is proposed. The Town of Yarrow Point hearing examiner shall have no authority to waive requirements of the State Building Code.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016)

§ 15.04.130 Violation – Penalty.

It shall be a misdemeanor, punishable by fine not to exceed $1,000 and/or imprisonment for more than 90 days, for any person or entity to violate any terms or provisions of this chapter.

In addition, any violation of the provisions of this chapter constitutes a code violation under Chapter 1.08 YPMC and is subject to enforcement action, corrective action, fines and penalties described therein.

(Ord. 613 § 1, 2010; Ord. 665 § 1, 2016; Ord. 696 § 3 (Exh. B§ 7), 2019)