HomeMy WebLinkAbout10-06-2020 PLANNING COMMISSION AGENDA PACKETPlanning Commission Meeting
October 6, 2020 - 7:00 PM
AGENDA
I.CALL TO ORDER
II.Virtual Participation Link
A.Virtual Participation Link
The City of Auburn Planning Commission Meeting scheduled for Tuesday, October 6,
2020 at 7:00 p.m. will be held virtually and telephonically. To attend the meeting virtually
please clink the link or enter the meeting ID into the Zoom App or call into the meeting
at the phone number listed below.
Per the Governor's Emergency Proclamation 20-28, the City of Auburn is prohibited
from holding an in-person meeting at this time.
Per City of Auburn Resolution No. 5533, the location for the Planning Commission
meetings will be virtual until King County enters into Phase 3 of the Governor's Safe
Start Reopening Plan.
Join Zoom Meeting
https://zoom.us/j/95476124308
Meeting ID: 954 7612 4308
253 215 8782
877 853 5257
B.ROLL CALL/ESTABLISHMENT OF QUORUM
C.PLEDGE OF ALLEGIANCE
III.APPROVAL OF MINUTES
A.September 9, 2020 Draft Minutes from the Planning Commission Meeting
Approval of September 9, 2020 Draft Minutes from the Planning Commission Meeting
IV.OTHER BUSINESS
A.Proposed Amendments to Auburn City Code Title 15 (Building and
Construction)
Background on Building Code update and review of proposed amendments to ACC
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Title 15.
B.2020 Annual Comprehensive P lan Amendments - Briefing Group #1
C omprehensive Plan Amendment Brief ing Group #1
V.C O M M UNI T Y D E V E L O P M E NT RE P O RT
Update on C ommunity Development S ervices activities.
V I .AD J O URNM E NT
The City of Auburn Planning Commissi on i s a seven member advisory body that provides
recommendations to the Auburn City Council on the preparation of and amendments to land
use plans and related codes such as zoning. Planning Commissi oners are appointed by the
Mayor and confirmed by the City Council .
Actions taken by the Planning Commi ssion, other than approval s or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the ci ty council which must ultimately make the final decisi on.
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AGENDA BILL APPROVAL FORM
Agenda Subject:
September 9, 2020 Draft Minutes from the Planning
Commission Meeting
Date:
September 24, 2020
Department:
Community Development
Attachments:
September 9, 2020 Draft Minutes from the
Planning Commis s ion Meeting
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Planning Commission to approve September 9, 2020 Draft Minutes
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:Dixon
Meeting Date:October 6, 2020 Item Number:
Page 5 of 136
PLANNING COMMISSION
September 9, 2020
Draft MINUTES
I. CALL TO ORDER
Vice Chair Roger Lee called the virtual meeting to order at 7:10 p.m. via Zoom due to Governor Inslee’s
“Stay Home, Stay Healthy” initiative due to the Covid 19- Pandemic and City Ordinance No. 5533.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Commissioners Present: Vice-Chair Lee, Commissioner Moutzouris, Commissioner Khanal and
Commissioner Stephens.
Chair Roland and Commissioner Mason were excused.
Staff present: Jeff Dixon, Planning Services Manager; Anthony Avery, Senior Planner; Alexandria
Teague, Planner II; Cecile Malik, Senior Transportation Planner; Tim Mensonides, Airport Manager;
Tammy Gallier, Office Assistant.
b.) PLEDGE OF ALLEGIANCE
II. APPROVAL OF MINUTES
A. July 7, 2020 – Regular Meeting Minutes
Commissioner Stephens moved and Commissioner Moutzouris seconded to approve the minutes
from the July 7, 2020 meeting as written.
MOTION CARRIED UNANIMOUSLY. 4-0
III. OTHER BUSINESS
A. Comprehensive Plan Amendment Update
Introduction of changes to Transportation Element and Land Use Element as related to proposed
transportation policy and airport policy changes.
Alexandria Teague, Planner II presented to the Commission.
BACKGROUND AND ECONOMIC IMPACT
The Auburn Municipal Airport (the airport), also known as Dick Scobee Field, was built in 1969.
The airport is classified as a Public-Use, General Aviation Regional-Reliever Airport within the
National Plan of Integrated Airport Systems (NPIAS).
The airport is a base for 330 aircraft, and is one of the busiest airports in the state with 142,000
take offs and landings per year, averaging approx. 450 flights a day. The facility is currently heavily
used by recreation, instructional and student pilots, and commercial users. The facility primarily
serves small, general aviation aircraft with average wingspans of about 38 feet and weights of less
than 12,500 pounds, seating 6 or fewer passengers, with approach speeds less than 140 mph and
wingspans of less than 49 feet. The airport also functions as a reliever for Sea-Tac Airport, an
emergency medical evacuation (medivac) facility, transferring patients from ambulance to
helicopters, and the King County Sheriff’s Office uses the airfield for training and conducting flight
operations.
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The airport runway has been extended over the years to increase operational safety. The
Auburn Municipal Airport opened with a 2,900 feet long runway and an adjacent paved
taxiway. In 1995 the runway was increased to 3,400 feet long and 75 feet wide. This year
(2020), the City completed a runway extension providing for a full runway length of 3,841 feet.
Generally, funding for public use airports to develop, maintain, and operate is derived from user
fees, revenues from land and facility leases and rents, local government funds, and
federal/state grants.
Auburn’s airport is self-funded and no local tax monies are used at the airport. Approximately 60
percent of airport revenue is generated from hangar and tie down usage (stowage), 30% on land
and building leases (14), and approx. 10 percent on fuel sales. There are a total of 254 total
hangar units (145 are city owned) and space for 140 tie downs. Hangar space is fully leased, and
customers have a minimum two year wait list for open hangars (five years for enclosed hangars).
Additional hangars are proposed in the future to meet current and projected demand. The airport’s
projected 2020 revenue is approx. $1.4 million and the 2019 projected expenditures is approx. $1
million. According to a 2019 Washington State Department of Transportation (WSDOT) Aviation
Economic Impact Study, the economic impact of the Auburn Municipal Airport creates:
• 232 jobs (direct jobs, construction, General Aviation visitors)
• $14.2 million labor income
• $24 million value added
• $43.1 million business revenues (also known as total economic impact)
EXTERNAL PLANNING CONSIDERATIONS
The airport also receives Federal Aviation Administration (FAA) and WSDOT Aviation Division
grants. Federal funding is provided through the Federal Airport Improvement Program (AIP). The
AIP provides grant funding for airports listed in the National Plan of Integrated Airport Systems
(NPIAS) which identifies 3,345 public-use airports that are important to national air transportation
and therefore eligible to receive grants. The airport receives $150,000 per year in general aviation
“non-primary entitlement” grants. The WSDOT Aviation Division provides an additional source of
funding for airport projects in the form of grants through its Airport Aid Grants program. Typical
projects eligible for funding include support of infrastructure that do not directly produce revenue.
For example, runway/taxiways improvements and lighting are eligible type of projects. As a
recipient of both federal and state airport improvement grant funds, the City of Auburn is
contractually bound to various sponsor obligations referred to as "grant assurances", that have
been put together by the FAA and WSDOT Aviation Division. The obligations document the
commitments made by the airport to fulfill the intent of the grantor (the FAA and the State). Grant
assurances and their associated requirements are designed to protect the significant investment
made by the FAA, State, and City to preserve and maintain the City’s airports.
Two documents guide airport development – they are the Airport Master Plan (AMP) and the
Airport Layout Plan (ALP). The AMP is a comprehensive document intended to guide development
on an airport. The purpose of an AMP is to define the current, short term, and long terms needs of
the airport. This includes a comprehensive evaluation of facilities, conditions, and FAA airport
planning and design standards. While the planning period for an AMP is normally 20 years, to
maintain eligibility for FAA funding, airports are required to periodically update their master plans
as conditions change. Master planning efforts for the airport are reviewed by the City’s Airport
Advisory Board. The last AMP was updated in 2015. The AMP is adopted by reference in the City’s
Comprehensive Plan as an appendix (Appendix G).
The Airport Layout Plan (ALP) is a conceptual map included in the AMP depicting current and
proposed airport features including runways, taxiways, navigational aids, buildings, aircraft
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parking area, and other infrastructure. Airport property boundaries and the limits of required clear
areas such as runway protection zones and runway object free areas. In order to be listed in the
NPIAS and to be eligible for FAA grant funds an airport must have a current ALP approved by
the FAA. Completion of an ALP is also an eligibility requirement for WSDOT Aviation Division
Airport Aid Grants program. In tandem with the AMP, the ALP was also updated in 2015 and is
also adopted by reference in the Comprehensive Plan as Appendix G.
The FAA does not have the authority to regulate off airport land use. Land use regulation is the
responsibility of the local jurisdiction. The FAA does however, have a role in regulating on-airport
land use through approval of the ALP and through the AIP grant assurances. As noted above,
grant assurances are intended to protect the significant investment made by the FAA and include
measures to maintain on-airport land use compatibility and restrict the location of non-aviation land
uses. The FAA also has a technical advisory role based on its interest in protecting the airspace
associated with an airport as part of the NPIAS. Under the Federal Air Regulation (FAR) Part 77,
the FAA has the authority to review proposed construction on and off the airport through the Notice
of Construction or Alteration process. Though the FAA does not have the authority to prevent
airspace hazards from being created, the FAA does review individual proposals for the potential to
create a “hazard to air navigation”. A hazard to air navigation, include obstructions and penetration
to the airspace. Per the City’s grant assurance obligations, the City is required to review local land
use actions to ensure their compliance with the FAR Part 77.
Similar to the FAA, the WSDOT Aviation Division does not have regulatory authority over local
land use decisions. WSDOT does, however, have a significant role in promoting land use
compatibility of off airport land uses and activities. WSDOT promotes land use compatibility
through the Airport Aid Grants program via the aforementioned assurance obligations, and
through review of local Comprehensive Plans and regulations. Under the Growth Management
Act (adopted by the state legislature in 1990), cities are required to address airport land use
compatibility and identify airports as “essential public facilities.” The WSDOT Aviation Division
explains the intent of the Act as it relates to airports:
“RCW 36.70.547 and RCW 36.70A.510 requires all cities and counties to adopt comprehensive
plan goals, policies, and regulations to discourage development of incompatible land uses
adjacent to public use airports. Local jurisdictions must consult with aviation interests, including
WSDOT Aviation, when adopting comprehensive plan amendment to address airport land use
compatibility during GMA updates, subject to the schedule designated by state law.”
WSDOT recommends that local land use jurisdictions add or modify language in the
Comprehensive Plan, to address:
• establishing the airport as an essential public facility;
• including the airport in the Transportation System Inventory;
• recognizing the significance of the airport for economic development; and
• discouraging the development of incompatible land uses adjacent to the airport
CITY’S AUTHORITY AND CONCLUSION
As mentioned in the preceding paragraphs, the City has the regulatory authority over how
development occurs within the community, including the ability to anticipate, abate, mitigate,
and otherwise respond to land use concerns. The City also has the role of defining the current,
short term, and long term vision for development within the City. This is completed through the
Comprehensive Plan.
Auburn adopted the first modern Comprehensive Plan in 1986, which was overhauled in 1995
to comply with the requirements of the Growth Management Act (GMA). The majority of the
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existing airport- related polices can be tied to the 1995 Comprehensive Plan, if not an older
plan. Though the existing policies met minimum qualifications for certification under GMA, they
have not sufficiently kept pace with changing conditions around the airport. Since the 1995
plan, development has drastically increased, and over the years the airport has had to contend
with issues of meeting its own operational, development, and safety needs, with that of area
around it. As a result Auburn’s airport continues to face challenges such as the of lack of
available land for development and safety and the encroachment of incompatible uses and
obstructions that penetrate the airspace or noise sensitive uses. Attachment D features aerials
maps of the area around the airport from 1990 to 2019.
It is therefore the purpose of the proposed text amendment to reinforce the importance our the
airport and protect the significant investment that has been made by not only the FAA and
WSDOT, but also the City. While the city has acted upon WSDOT’s recommended language
and has established the airport as an essential facility (in the Capital Facilities Element) and
has included the airport in the Transportation System Inventory (in the Comprehensive
Transportation Plan ), new and revised policies are needed. The proposed text amendment in
Attachments A and B are intended to strengthen the protection of the airport and its operations
by:
1. creating a stronger connection between the AMP and the Comprehensive Plan;
2. allowing for the mitigation of nonconforming uses;
3. standardizing terminology and improving the clarity of policy language;
4. recognizing the significance of the airport for economic development; and
5. discouraging the development of incompatible land uses adjacent to the airport.
The proposed map amendment corresponds to the revision of policy no. LU-129 of the Land
Use Element. This policy provides guidance as to what needs to be considered or addressed
when adopting a subarea plan for the Auburn Municipal Airport Area. It is shown on Map 1.3 as
the “Airport” designated special planning area.
This policy is originally derived from a previous version of the Land Use Element. In a
subsequent update to the Land Use Element, it was converted into a special planning area. The
original intent of this policy was not to create a special planning area, and accomplished by
strengthening airport related economic and land use policies. Staff has proposed to remove the
“Airport” designated special planning area and revise Land Use Policy LU-129 to its original
intent. The proposed map amendment is included in the Planning Commission Packet as
Attachment C.
The Commission inquired if any accidents or fatalities have occurred since the airport was
established in 1969. The airport manager gave a brief background to the Commission that the
Airport has always been City owned, however, the management of it was contracted out over
the past several years. Approximately 17 months ago, the City took over the management of the
facility. Airport Manager, Tim Mensonides mentioned that there have been minor incidents that
have happened but he was not aware of any major accidents or fatalities.
The Commission commented that while reading through the Proposed Text Amendments to the
Land Use Element, that policy LU-111 seemed out of place in the land use element. LU-111 is
defined as:
“ The City should recognize and support the Auburn Municipal Airport’s potential as an
economic driver in the City and seek shared opportunities to recruit air-related and/or
complimentary industries.”
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Staff suggested that LU-111 a currently worded would possibly fit better in the Economic
Development Element and the Commission agreed. Staff commented that they would work on
revising the language to make it more land use-oriented to move forward.
The subsequent presentation to the Commission was on the topic of an update
to the Comprehensive Transportation Plan. Cecile Malik presented the following
information to the Planning Commission.
The Comprehensive Transportation Plan is the framework for transportation
planning in Auburn. It functions as the overarching guide for changes to the
transportation system. The Plan evaluates the existing system by identifying key
assets and improvement needs. These findings are then incorporated into a
needs assessment, which guides the future of the transportation system.
This Plan is multi-modal, addressing multiple forms of transportation in Auburn
including the street network, non-motorized travel, and transit. Evaluating all
modes enables the City to address its future transportation needs in a
comprehensive and balanced manner.
The last major update of the Comprehensive Transportation Plan was
adopted in 2015. During the creation of this plan, specific data was collected,
analysis performed, and projects were identified.
The intent of this update is to bring some information of to date, based on
changes that took place in the City and its programs since the last major update.
Summary of the text changes:
Section 1.2:
- Added more details to explain what the Transportation Improvement
Program is and how it is utilized in transportation planning.
- Changed the language related to the ADA Transition Plan, which was completed in 2020.
- Made corrections to the Title IV compliance language.
Section 1.3:
- Added a reference to the Memorandum of Understanding the City and
the Muckleshoot Tribe are in the process of developing.
Section 1.4:
- Added reference to the new Appendix A, with the complete list of Comprehensive Plan
Projects
- Removed table of projects completed since 2015, replaced with a
summary of major projects completed since 2015. (The comprehensive
plan projects identified in the 2022 and 2035 analysis, which are now
complete, are highlighted in the analysis section)
Section 2.1:
- Removed the reference to 15th St SW rail crossing condition, as
it is addressed in the comprehensive project list.
- Changed “Collisions” into “Crashes”, which is the industry standard term.
Section 2.2:
- Added clarification language related to Level of Service standards, and how they are
used.
- Updated the Average daily trip information that was presented to the
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most recently collected data, in 2019.
Section 2.3:
- Added a section which described some projects by outside
agencies, which was removed previously, but was still needed for
clarification.
- Added shading to projects within the list of future capacity projects used
in the 2022 and 2035 analysis, to indicate that they were completed.
- Provided updated information for planned projects in the text.
- Removed road pricing as a transportation demand management tool, as
this is not a tool the city is considering.
Section 3.1:
- Edited the sidewalk inventory section to clarify which data was
available, and to refer to the ADA transition plan, which was completed
in 2020.
- Updated the High Priority Pedestrian Corridors section to provide additional
details, and explain the updated map, which shows a comprehensive
network of existing and planned sidewalks and key trail connections.
Section 3.2:
- Added a reference to the F Street Bike Boulevard, which is scheduled to be completed in
2020.
Section 3.3:
- Added the A St SE trail to the list of future trails.
Section 4.1:
- Updated the transit information to reflect the transit changes identified
during the Renton-Kent- Auburn Area Mobility Plan (RKAAMP), led by King
County Metro, and the transit changes taking place in September 2020 as a
result of this work.
- Added a reference to the RapidRide I Line, a bus Rapid Transit service
which will serve Auburn, Kent, and Renton starting in September 2023.
Section 4.2:
- Updated information related to a King County program, which partially
funded a transit service in Auburn, which was discontinued in 2020.
- Removed reference to a transit route which was discontinued more than 5 years ago.
Section 4.3:
- Removed a statement about preserving route 910, which was discontinued in 2020.
Section 5.2:
- Updated policy number Street-03 to include the ADA transition plan and its policies
- Updated Policy number LC-01 to add “payback” as another term for “latecomer”
agreements.
- - Updated Policy number NM-04 to refer to the “current” comprehensive transportation
plan.
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Additional changes:
- Font was changed to Calibri
- Page numbers are now continuous
- Language, spelling, grammar, edits – minor corrections
- Removed some pictures
- Added a new cover page
- Created Appendix A: Comprehensive Transportation Plan Project List
- Move all maps to Appendix B:
Comprehensive Transportation Plan
Maps were provided to the Planning
Commission in the packet. Below is a
Summary of map changes.
- Map 2.1 Functional Road Classification: updated to
correct road classifications that were incorrect
- Map 2.2 Average Daily Trips (ADT) : updated with 2019 ADT data
- Map 2.3 Truck Routes: no changes
- Map 2.4 freight classification: updated the map with
WSDOT map layers, based on 2019 freight data collected
- Map 2.5 2015 Level of service: no change
- Map 2.6 2015 Transportation Improvement Program
(TIP) projects: Removed (this map is available in the
TIP, which his updated annually)
- Map 2.7 Intelligent Transportation Systems: updated to current existing
conditions
- Map 3.1 Sidewalks: changed visible layers to improve map
visuals, added existing sidewalk data, differentiating where
sidewalks exist on one or both sides, to show a
comprehensive network of existing and future priority
pedestrian corridor, highlighting where gaps exist
- Map 3.2 Bicycle and mixed use trails: updated to current conditions
- Map 3.3 2015 bike connectors: no change
- Map 4.1 Transit: update to show new route numbers
and alignments which take effect in September 2020
- Map 4.2 Transit Dependent Areas: update to show new
route numbers and alignments which take effect in
September 2020
- Map 5.1: Comprehensive Transportation Plan Projects:
new map to give a visual of the projects location listed in
Appendix A
The Commission asked for clarification of the date range for the TIP
(Transportation Improvement Program). Staff confirmed the TIP, is a financial
planning tool used to implement the list of transportation improvement
projects identified in the Transportation Plan. It is a six-year plan which is
reviewed and updated annually by the City Council to reflect changes to
project priorities and funding circumstances. The date range is 2020-2026.
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PLANNING COMMISSION MEETING MINUTES September 9, 2020
Page 2
The Planning Commission inquired if there were to be a budget cut for any
of the improvements, would that trigger an update to the Comp Plan and
would it come back to the Commission for review again. The Transportation
Staff confirmed that yes, it would. Staff has been in touch with King Co.
Metro and continue to be in touch about any budget cuts that would be
anticipated in the future, but as of right now, no budget cuts are taking
place.
With no further comments or questions from the Commission, Anthony
Avery, Senior Planner, addressed the Commission regarding the schedule
for the Annual Comprehensive Plan Amendments as well as two other
subjects that are anticipated for future Planning Commission meetings in
October and November.
October 6th Planning Commission Meeting:
• Proposed Amendments to Auburn City Code Title 15
(Building and Construction) Summary: Background on
building code update and review of proposed
amendments to ACC Title Staff: Jason Krum, COA
Development Services Manager
• Comprehensive Plan Amendment Briefing #1. Summary:
City-initiated amendments and capital facility plans
briefing. Staff: Anthony Avery, COA Senior Planner.
October 20th Planning Commission Meeting:
• ACC Title 15 (Building and Construction) Summary:
Conduct public hearing on the proposed amendments to
ACC Title 15 for Building Code Update. The docket was
previously discussed on October 6, 2020. Staff: Jason
Krum, COA Development Services Manager
• Comprehensive Plan Amendment Briefing #2 Summary:
Private amendments. Staff: Anthony Avery, COA Senior
Planner
• Introductory Discussion of Zoning code amendments for
wireless communication facilities. Affects multiple code
sections, including ACC 18.04.912 (definitions), ACC
18.07 (Residential zones), ACC 18.31.100 (Wireless
communications facilities siting standards), ACC 18.23
(Commercial and Industrial zones), and ACC 18.35
(Special Purpose Zones), Summary: The purpose of the
changes are to modernize the code in response to
changes in federal regulations that affect the permitting
of expansion of existing wireless communication
facilities. Staff: Jeff Dixon, COA Planning Services
Manager
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PLANNING COMMISSION MEETING MINUTES September 9, 2020
Page 3
November 4th Planning Commission Meeting:
• Comprehensive Plan Amendment Public Hearing
Summary: Public hearing concerning policy and text
amendments and map amendments to the city's
Comprehensive Plan. Staff: Anthony Avery, COA Senior
Planner
• Public Hearing for Zoning code amendments for
wireless communication facilities. Affects multiple code
sections, including ACC 18.04.912 (definitions), ACC
18.07 (Residential zones), ACC 18.31.100 (Wireless
communications facilities siting standards), ACC 18.23
(Commercial and Industrial zones), and ACC 18.35
(Special Purpose Zones), Summary: The purpose of the
changes are to modernize the code in response to
changes in federal regulations that affect the permitting
of expansion of existing wireless communication
facilities. Staff: Jeff Dixon, COA Planning Services
Manager
November 17th Planning Commission Meeting:
• Possible continuance of the Public Hearings from the
Planning Commission Meeting held on November 4th.
IV. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager, Jeff Dixon reported that King County has just
recently opened up a new Covid-19 Testing Facility in Auburn. It is located right
next to Boeing at the General Services Administration Offices at 400 15th St SW.
The testing operates Monday through Saturday 9:30 a.m. to 4:30 p.m. with no
charge to customers. The Commission asked if it was a drive through testing site.
Staff confirmed that it is expected to be similar to other sites in Auburn that
accommodate an option for walk up, as well as drive through from what they
understand.
The Devine Court Project, which is replacing the Heritage Building that burned
down in 2017, has had the civil plans approved. Next step is to issue the building
permits. There is negotiations with the City for an easement through the City-
owned parking lot near Safeway so they can have a driveway access to their
parking garage. Once that is determined, permits can be issued and construction
should begin soon.
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PLANNING COMMISSION MEETING MINUTES September 9, 2020
Page 4
Construction has begun for clearing, development of roads and utilities for the
Lea Hill project, Stacia Bloom by KB Homes, for a 20-lot plat located east of 116th
Ave SE and SE 304th Street. Homes will start be built in the summer of 2021.
On August 19, the City issued a temporary Certificate of Occupancy for Dick
Scobee Elementary School. This allows them to go in, start setting up furniture,
and finish interior work before the final certificate of occupancy is issued.
Staff informed the Commission that the FEMA maps have been adopted and are
now in effect as of August 19th. The Planning Commission was directly involved
with the Floodplain Code changes that were coincident with adoption of the new
floodplain maps for Auburn. The Maps shows a greater extent of floodplain in
North Auburn. With the change, there are new regulations in place to administer
floodplain permits for individuals seeking to develop in the floodplain.
It was reported to the Commission that Senior Planner, Anthony Avery recently
worked with several other jurisdictions on a south King County housing needs
assessment project that was funded by WA State House Bill 1923. He is working
on the next phase of the program that is a housing action plan that will be
specific to the City of Auburn.
An email was sent out to the Commission regarding an opportunity to receive
emails each week from City Administration Dept. regarding different
projects/actions happening within the City. Staff indicated that the intent of the
weekly e-mail is to provide information for the City Council, however staff
recognized that the information might be useful to the Planning Commission, as
well. Staff asked the Commission if they were ok with receiving those emails and
each Commissioner confirmed they appreciated the updates.
V. ADJOURNMENT
There being no further business to come before the Planning Commission, Vice Chair
Lee adjourned the meeting at 8:26 p.m.
Page 15 of 136
AGENDA BILL APPROVAL FORM
Agenda Subject:
Proposed Amendments to Auburn City Code Title 15 (Building
and Construction)
Date:
September 24, 2020
Department:
Community Development
Attachments:
Memo Intro on Building Code Updates
ACC Title 15 Amendments
ACC Title 15 Updated Vers ion
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background Summary:
See Attached Memo
Rev iewed by Council Committees:
Councilmember:Staff:Dixon
Meeting Date:October 6, 2020 Item Number:
Page 16 of 136
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Jason Krum, PE, CBO, Development Services Manager
Department of Community Development
DATE: October 6, 2020
RE: Introductory Discussion of Building Code Update and proposed amendments to ACC
Title 15 (Buildings and Construction), City File No.: ZOA20-0004
BACKGROUND
The Washington State Building Code Council has adopted updated 2018 building codes and
related standards and associated State amendments. This is a recurring update that typically
occurs every three (3) years in response to the publication of updated codes and standards by
the International Code Council and associated organizations. Updated codes are anticipated to
be effective February 1, 2021.
The proposed changes are being originated by staff to prepare Auburn City Code for
consistency with State adoption, provide additional clarity for currently adopted amendments
where needed, and implement additional amendments in anticipation of future needs.
ACC TITLE 15 AMENDMENTS
The proposed changes are shown by strikeout/underline code attached to this memo as Exhibits
A, B, C, D, E, F, G, H & I.
SUMMARY AND MOVING FORWARD
The proposed changes to ACC Title 15 will prepare our code for the anticipated State adoption of updated
codes and standards and help both the public and Staff in preparing, processing, reviewing, approving,
and inspecting permit applications.
At the October 6th regular meeting, Staff would like to discuss the contents of this memo with
the Planning Commission. Then, based on the discussion, Staff would seek input on whether the
code changes could be scheduled for a future hearing to be conducted by the Planning
Commission.
ATTACHMENTS
Exhibit A – ACC 15.04 General Provisions, Text Changes Page 17 of 136
Exhibit B – ACC 15.06 International Codes, Text Changes
Exhibit C – ACC 15.07 Construction Administrative Code, Text Changes
Exhibit D – ACC 15.08A Building Code, Text Changes
Exhibit E – ACC 15.36A Fire Code, Text Changes
Exhibit F – ACC 15.38A Fire Protection Requirements, Text Changes
Exhibit G – ACC 15.48 Moving Buildings, Text Changes
Exhibit H – ACC 15.20 International Property Maintenance Code, Text Changes
Exhibit I – ACC 15.74 Land Clearing, Filling and Grading, Text Changes
Page 18 of 136
--------------------------------
October 6, 2020
Page 1 of 60 Rev. 2020
EXHIBIT A
General Provisions
15.04.080 Violation – Penalty.
Unless another penalty is expressly provided by the chapters of this title, the codes
adopted by this title, or other law, any violation of this chaptertitle shall be enforced
pursuant to the provisions of Chapter 1.25 ACC. (Ord. 6601 § 3, 2016; Ord. 4502 § 14,
1991; Ord. 3609 § 4, 1981.)
15.04.090 Enforcement.
Pursuant to ACC 15.07.030 and 15.07.040 the building official is authorized to enforce
the provisions of this title.
Recognizing the authority and responsibility vested in the director under the codes
adopted by this title, the building official is authorized to promulgate such rules, policies
and/or procedures as deemed necessary to carry out the intent of this title and provide
for the efficient operation of the permit process as it may be administered by the
building official and staff. In so doing, the building official may, from time to time, and
notwithstanding other provisions of this title:
A. Record with the county auditor’s office notices of building permit and/or land use
compliance related activity regarding a specific site, which, after reasonable efforts in
working with a property owner, is not brought into conformance with the provisions of
this title, or notices and orders as called for under the dangerous buildings code; and/or
B. Call upon the auburn police chief to assist in the enforcement of this title. The chief
or designee is authorized to issue criminal citations for violations of this title when
criminal sanctions are appropriate under the Auburn City Code. (Ord. 5874 § 2, 2004.)
Commented [JK1]: Updated to clarify that enforcement
of all of Title 15 applies, not just the specific chapter.
Commented [JK2]: Enforcement provisions appear in
15.07.030, 15.07.040 repealed due to conflict.
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EXHIBIT B
International Codes
15.06.010 International codes and other standards adopted.
There is adopted by reference, upon the effective date of the ordinance codified in this
chapter and upon filing with the city clerk one copy thereof, the following described
chapters of the Washington Administrative Code, International Codes and standards,
and Uniform Plumbing Code and standards together with appendix chapters,
amendments, deletions and additions as set forth in this section or in the appropriate
chapters in this code.
A. International Building Code Adopted. The 20185 Edition of the International Building
Code, as published by the International Code Council, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-50 WAC, is adopted by
reference with amendments, deletions and additions thereto as provided in Chapter
15.08A ACC, Building Code.
B. International Residential Code Adopted. The 20185 Edition of the International
Residential Code, as published by the International Code Council, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-51 WAC, is
adopted by reference, including excluding Chapter 11, “Energy Efficiency,” Chapters 25
through 33, “Plumbing,” and Chapters 34 through 43, “Electrical.”
C. International Mechanical Code Adopted. The 20185 Edition of the International
Mechanical Code, as published by the International Code Council, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-52 WAC, is
adopted by reference.
D. International Fire Code Adopted. The 20185 Edition of the International Fire Code,
as published by the International Code Council, as adopted and hereafter amended by
the State Building Code Council in Chapter 51-54A WAC, is adopted by reference with
amendments, deletions and additions thereto as provided in Chapter 15.36A ACC, Fire
Code.
Commented [JK3]: Prior language in error, WSBCC has
not adopted Chapters 11 and 25-43 of the IRC. Chapter 11
regulated by 51-11R WAC (Washington State Energy Code -
Residential); Chapters 25-33 regulated by 51-56 WAC
(Uniform Plumbing Code); Chapters 34-43 regulated by 296-
46B WAC (National Electrical Code).
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E. National Fuel Gas Code (NFPA 54) Adopted. The 20185 Edition of ANSI
Z223.1/NFPA 54 National Fuel Gas Code, as published by NFPA, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-52 WAC, is
adopted by reference.
F. Liquefied Petroleum Gas Code (NFPA 58) Adopted. The 20185 Edition of the
Liquefied Petroleum Gas Code, as published by NFPA, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-52 WAC, is adopted by
reference.
G. International Fuel Gas Code Adopted. The 20185 Edition of the International Fuel
Gas Code, as published by the International Code Council, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-52 WAC, is adopted by
reference.
H. Uniform Plumbing Code Adopted. The 20185 Edition of the Uniform Plumbing
Code, as published by the International Association of Plumbing and Mechanical
Officials, as adopted and hereafter amended by the State Building Code Council in
Chapter 51-56 WAC, is adopted by reference, including Chapter 12, “Fuel Piping,”
Chapter 15, “Firestop Protection,” Appendix A, “Recommended Rules for Sizing the
Water Supply System,” Appendix B, “Explanatory Notes on Combination Waste and
Vent Systems,” Appendix C, “Alternate Plumbing Systems,” Appendix I, “Installation
Standards,” and those requirements of the Uniform Plumbing Code relating to venting
and combustion air of fuel-fired appliances as found in Chapter 5 and those portions of
the code addressing building sewers.
I. International Energy Conservation Code Adopted. The 20185 Edition of the
International Energy Conservation Code, as published by the International Code
Council, as amended by the State Building Code Council in Chapters 51-11C and 51-
11R WAC. The most current Washington State Energy Code as established under
Chapter 19.27A RCW (most recently amended in 2012). The Washington State Energy
Code, as adopted and hereafter amended by the State Building Code Council in
Chapters 51-11C and 51-11R WAC, is adopted.
J. International Property Maintenance Code Adopted. The 20185 Edition of the
International Property Maintenance Code, as published by the International Code
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Council, is adopted by reference subject to the following deletions, exceptions and
conditions in Chapter 15.20 ACC.
1. Code Official. For the purposes hereof, where the International Property Maintenance
Code references the code official, that shall refer to and be construed to mean the building
official as used in the city code. Unless the context clearly indicates otherwise, the terms
“code official” and “building official” shall be synonymous.
2. Appendices Adopted. International Property Maintenance Code Appendix Chapter A,
Boarding Standard, is hereby adopted. A copy of the International Property Maintenance
Code Appendix Chapter A, Boarding Standard, shall be on file in the office of the city
clerk.
3. Sections 103.1 and 103.5 amended. Sections 103.1 and 103.5 of the International
Property Maintenance Code are amended to read as follows:
103.1 Department of property maintenance inspection. The department of
community development and public works is responsible for implementation and
enforcement of the International Property Maintenance Code.
103.5 Fees. The fees for activities and services performed by the city in carrying
out its responsibilities under this code, including hearings conducted by the hearing
examiner, shall be as indicated in the City of Auburn Fee Schedule.
4. Sections 107.2 and 107.3 amended. Sections 107.2 and 107.3 of the International
Property Maintenance Code are amended to read as follows:
107.2 Notices and orders. Such notice prescribed in Section 107.1 shall be in
accordance with the provisions of Chapter 1.25 regarding the form of notices.
107.3 Method of service. Notices shall be deemed to be property served if
delivered in accordance with the provisions of Chapter 1.25 regarding the method
of services of notices.
5. Section 110 amended – Demolition. International Property Maintenance Code Section
110.1 is amended to read as follows:
Section 110.1 General. The code official shall order the owner or owner’s
authorized agent of any premises upon which is located any structure, which in the
Commented [JK4]: 15.06.010 J 1-9 relocated to ACC
15.20. Specific amendments to adopted model codes
currently are located within separate chapters. Relocation
of amendments to the International Property Maintenance
Code (IPMC) relocated to be consistent with this layout.
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code official’s or owner’s authorized agent judgment after review is so deteriorated
or dilapidated or has become so out of repair as to be dangerous, unsafe,
insanitary or otherwise unfit for human habitation or occupancy, and such that it is
unreasonable to repair the structure, to demolish and remove such structure; or if
such structure is capable of being made safe by repairs, to repair and make safe
and sanitary, or to board up and hold for future repair or to demolish and remove
at the owner’s option; or where there has been a cessation of normal construction
of any structure for a period of more than two (2) years, the code official shall order
the owner or owner’s authorized agent to demolish and remove such structure, or
board up until future repair. Unless the code official determines that other
measures are appropriate based on the circumstances, boarding the building up
for future repair shall comply with appendix A and the structure shall not remain
boarded beyond thirty (30) days, except where a non-opaque material is used that
provides the same level of security as provided by the requirements of Appendix
A, the boarding may remain in place for no more than one year. Timeframe
extensions may be approved by the code official.
6. Section 111 amended – Means of appeal. Section 111 of the International Property
Maintenance Code is deleted in its entirety and is replaced with the following:
111 Means of appeal. Any person directly affected by a decision of the code official
or a notice or order issued under the international property maintenance code shall
have the right to appeal the decision, notice, or order, accept notices to correct
and the notices described in section 107. The means for appealing shall be that
provided in ACC 15.07.130, as hereafter amended.
7. Sections 112.2 and 112.4 amended – Stop work order. Sections 112.2 and 112.4 of
the International Property Maintenance Code are amended to read as follows:
112.2 Issuance. The provisions of Auburn City Code Chapter 1.25 regarding stop
work orders shall govern the issuance of a stop work order under this code.
112.4 Failure to comply. The provisions of Auburn City Code Chapter 1.25 shall
govern the enforcement of stop work orders and the penalty for failing to comply
with an order.
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8. Sections 302.4 and 304.14 amended – General requirements. Sections 302.4 and
304.14 of the International Property Maintenance Code are amended to read as follows:
302.4 Weeds. Premises and exterior property shall be maintained free from weeds
or plant growth in excess of six inches. Noxious weeds shall be prohibited. Weeds
shall be defined as all grasses, annual plants and vegetation, other than trees or
shrubs provided; however, this term shall not include cultivated flowers and
gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy
weeds after service of a notice of violation, they shall be subject to prosecution in
accordance with Section 106.3 and as prescribed by the authority having
jurisdiction. Upon failure to comply with the notice of violation, any duly authorized
employee of the jurisdiction or contractor hired by the jurisdiction shall be
authorized to enter upon the property in violation and cut and destroy the weeds
growing thereon, according to the abatement process contained in ACC 8.12, and
the costs of such removal shall be paid by the owner or agent responsible for the
property.
304.14 Insect Screens. During the period from April 1 to October 31, every door,
window and other outside opening required for ventilation of habitable rooms, food
preparation areas, food service areas or any areas where products to be included
or utilized in food for human consumption are processed, manufactured, packaged
or stored shall be supplied with approved tightly fitting screens of minimum 16
mesh per inch (16 mesh per 25 mm) and every screen door used for insect control
shall have a self-closing device in good working condition.
9. Sections 602.3 and 602.4 amended – Mechanical and electrical requirements.
Sections 602.3 and 602.4 of the International Property Maintenance Code are amended
to read as follows:
602.3 Heat Supply. Every owner and operator of any building who rents, leases or
lets one or more dwelling units or sleeping units on terms, either expressed or
implied, to furnish heat to the occupants thereof shall supply heat during year-
round to maintain a minimum temperature of 68°F (20°C) in all habitable rooms,
bathrooms and toilet rooms.
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Exceptions:
a. When the outdoor temperature is below the winter outdoor design temperature
for the locality, maintenance of the minimum room temperature shall not be
required provided that the heating system is operating at its full design capacity.
The winter outdoor design temperature for the locality shall be as indicated in
Appendix D of the International Plumbing Code.
b. In areas where the average monthly temperature is above 30°F (-1°C), a
minimum temperature of 65°F (18°C) shall be maintained.
602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied
with heat year-round to maintain a minimum temperature of 65°F (18°C) during the
period the spaces are occupied.
Exceptions:
a. Processing, storage and operation areas that require cooling or special
temperature conditions.
b. Areas in which persons are primarily engaged in vigorous physical activities.
K. International Swimming Pool and Spa Code Adopted. The 20185 Edition of the
International Swimming Pool and Spa Code, as published by the International Code
Council, excluding Chapter 4, “Public Swimming Pools,” Chapter 5, “Public Spas and
Public Exercise Spas,” and Chapter 6, “Aquatic Recreation Facilities,” is adopted by
reference.
L. International Existing Building Code Adopted. The 20185 Edition of the International
Existing Building Code, as published by the International Code Council, and hereafter
amended by the State Building Code Council in WAC 51-50-480101, is adopted.
M. International Green Construction Code Adopted. The 20185 Edition of the
International Green Construction Code, as published by the International Code Council,
is adopted by reference as an optional reference for developers who choose to utilize
elements of the code for guidance.
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N. National Healthy Housing Standard Adopted. The 2014 edition of the National
Healthy Housing Standard, as published by the National Center for Healthy Housing, is
adopted by reference as a guideline and expression of intent to assist interpretation of
the codes adopted in this Chapter.
(Ord. 6744; Ord. 6615 § 17, 2016; Ord. 6601 § 4, 2016; Ord. 6469 § 1, 2013; Ord. 6310
§ 1, 2010; Ord. 6104 § 1, 2007; Ord. 5874 § 3, 2004; Ord. 5184 § 2, 1998; Ord. 4754
§ 2, 1995; Ord. 4566 § 5 (Exh. A), 1992.)
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EXHIBIT C
Construction Administrative Code
15.07.010 General.
A. Title. These regulations shall be known as the Construction Administrative Code of
the city of Auburn.
B. Scope. The provisions of this codechapter shall apply to the administration of the
technical codes as adopted in ACC 15.06 and by the state of Washington, and as listed:
1.
a. 20185 International Building Code – Chapter 51-50 WAC;
b. 20185 International Residential Code – Chapter 51-51 WAC;
c. 20185 International Mechanical Code – Chapter 51-52 WAC;
d. 20185 International Fire Code – Chapter 51-54A WAC;
e. 20185 National Fuel Gas Code (NFPA 54) – Chapter 51-52 WAC;
f. 20185 Liquefied Petroleum Gas Code (NFPA 58) – Chapter 51-52 WAC;
g. 20185 International Fuel Gas Code – Chapter 51-52 WAC;
h. 20185 Uniform Plumbing Code – Chapter 51-56 WAC;
i. 20185 International Energy Conservation Code – Chapters 51-11C and 51-
11R WAC;
j. 20185 International Property Maintenance Code;
k. 20185 International Swimming Pool and Spa Code;
l. 20185 International Existing Building Code;
m. 20185 International Green Construction Code;
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n. 2014 ed. National Healthy Housing Standard.
2. Exceptions. The provisions of this code shall not apply to work located primarily
in a public way, public utility towers and poles and hydraulic flood control structures.
3. Definitions. For the purpose of this chapter, certain terms, phrases, words and
their derivatives shall have the meanings set forth in this subsection. Where terms
are not defined, they shall have their ordinary accepted meanings within the context
with which they are used. Webster’s Third International Dictionary of the English
Language, Unabridged, latest edition, shall be considered as providing ordinary
accepted meanings. Words used in the singular include the plural and the plural the
singular. Words used in the masculine gender include the feminine and the feminine
the masculine; provided, that any reference to “fire department” in this title or the
codes adopted hereunder shall be understood to include the Valley Regional Fire
Authority. (Ord. 6601 § 5, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 2, 2010; Ord.
6104 § 2, 2007; Ord. 5874 § 4(101), 2004.)
15.07.020 Conflicts between codes and Aapplicability.
A. General. In case of conflict between codes referenced in ACC 15.07.010,Wwhere, in
any specific case, different sections of this code specify different materials, methods of
construction or other requirements, the most restrictive shall govern except that the
hierarchy of the codes named in Chapter 19.F27 RCW shall govern. Otherwise, the
most restrictive provision shall govern, or Wwhere there is a conflict between a general
requirement and a specific requirement, the specific requirement shall be applicable. In
the case of a conflict between the International Green Construction Code and the City of
Auburn design standards, surface water manage manual, or construction standards, the
City of Auburn standards shall govern.
B. Other Laws. The provisions of this code shall not be deemed to nullify any provisions
of local, state or federal law.
C. Application of References. References to chapter or section numbers, or to
provisions not specifically identified by number, shall be construed to refer to such
chapter, section or provision of this code.
D. Referenced Codes and Standards – Conflict with chapter. The codes and standards
referenced in this code shall be considered part of the requirements of this code to the
Commented [JK5]: Added reference to 2014 NHHS as
previously adopted by ACC 15.06 and omitted here by
oversight.
Commented [JK6]: Conflict between codes sections in
15.06.020 and 15.07 were inconsistent. 15.06.20 repealed
and one consolidated conflict section created here. The
hierarchy noted here is based on the one adopted by the
state, RCW 19.27.
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prescribed extent of each such reference. Where differences occur between provisions
of this code and referenced codes and standards, the provisions of this code shall
apply.
E. Partial Invalidity. In the event that any part or provision of this code is held to be
illegal or void, this shall not have the effect of making void or illegal any of the other
parts or provisions. (Ord. 6469 § 2, 2013; Ord. 6310 § 3, 2010; Ord. 6104 § 3, 2007;
Ord. 5874 § 4(102), 2004.)
15.07.030 Enforcement agency.
A. Enforcement agency. The department of community development and public works
department is hereby designated as the agency responsible for enforcement of building
codes, and the official in charge thereof shall be known as the building official, and
Section 103 of Chapter 1 of the 20182 International Building Code is hereby amended
consistent therewith.
B. Venue. Unless specifically directed or assigned otherwise, violations of or failures to
comply with any of the codes referenced by this chapter shall be prosecutable in the
court of limited jurisdiction authorized to hear cases of the city.
C. Penalties by class and category of offenses. Unless a different city penalty is
specifically provided for a violation of or failure to comply with any of the codes adopted
by the chapters of this title, violations of and failures to comply with the requirements of
the codes adopted by this chapter shall constitute offenses of the same description,
class and category of offense as are indicated in the adopted code. The penalty for any
such offense identified or identifiable as a misdemeanor for which no penalty is
specifically provided shall be punishable by imprisonment in the appropriate city or
county jail for a period of up to 90 days and a fine of up to $1,000, or by both such fine
and imprisonment. The penalty for any such offense identified or identifiable as a gross
misdemeanor for which no penalty is specifically provided shall be punishable by
imprisonment in the appropriate city or county jail for a period of up to one year and a
fine of up to $5,000, or by both such fine and imprisonment. The penalty for any such
offense identified or identifiable as an infraction for which no penalty is specifically
provided shall be punishable in accordance with ACC 1.25.050.
Commented [JK7]: Enforcement provisions of 15.06.04
moved to this location for consistent organization.
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D. Non-exclusive remedy. The penalty provisions hereof are in addition to other
enforcement and remedy provisions of the codes adopted by the chapters of this title.
(Ord. 6601 § 6, 2016; Ord. 6469 § 2, 2013; Ord. 5874 § 4(103), 2004.)
15.07.050 Permits.
A. Application for Permit. Applicants shall file an application in writing on a form
furnished by the building department of community development for that purpose.
Applications determined by the building official to be in compliance with this section
shall be deemed as complete. Such application shall:
1. Identify and describe the work to be covered by the permit for which application
is made.
2. Describe the land on which the proposed work is to be done with the tax parcel
number assigned pursuant to RCW 84.40.160, and the street address, when
available.
3. Indicate the use, occupancy, and construction type for which the proposed work
is intended.
4. Be accompanied by construction documents and other information as required
in this code.
5. State the valuation of the proposed work.
6. Be signed by the applicant, or the applicant’s authorized agent.
7. Give such other data and information as required by the building official.
8. Include the property owner’s name, address, and phone number.
9. Include the prime contractor’s business name, address, phone number, current
state contractor registration number and city business license.
B. The information required on the building permit application of this section shall be
set forth on the building permit, approved construction documents, or which is issued to
the owner, and on the inspection record card which shall be posted at the construction
site;
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1. The information required by this section and information supplied by the
applicant after the permit is issued shall be kept on record in the office where
building permits are issued and made available to any person on request in a
manner consistent with public disclosure requirements of the state.
2. If any of the information required by this section is not available at the time the
application is submitted, the applicant shall note what information is not available.
The unavailability of that information shall not cause the application to be deemed
incomplete for the purposes of vesting under this section. However, the applicant
shall provide the remaining information as soon as the applicant can reasonably
obtain such information. (Ord. 6601 § 7, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 4,
2010; Ord. 6266 § 1, 2009; Ord. 6104 § 4, 2007; Ord. 5874 § 4(105), 2004.)
15.07.080 Fees.
A. Work Performed without a Permit. An investigation fee, in addition to the permit fee,
may be collected. The investigation fee shall be equal to either the amount of the permit
fee required by this code or the cost of the labor to perform the investigation. The
payment of such investigation fee shall not exempt any person from compliance with all
other provisions of this code nor from any penalty prescribed by law.
B. Plan Review and Permit Fees.
1. When submittal documents are required by ACC 15.07.050, a plan review fee
shall be paid at the time of submitting the submittal documents for plan review. The
building official and/or the fire code official may have the option to charge a deposit
in lieu of the full plan review fee, if the full amount is not known at the time. Any plan
review deposit shall be applied toward the total plan review fee owed. The actual
permit fees and related plan review fee shall be determined upon completion of the
plan review and the balance owing shall be paid at the time of permit issuance. The
plan review fee shall be a separate fee from the permit fees specified in this section
and are in addition to the permit fees. When submittal documents are incomplete or
changed so as to require additional plan review or when the project involves
deferred submittal items as defined in IBC Section 107.3.4.2, an additional plan
review fee shall be charged at the rate shown in the fee code established by the
jurisdiction.
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2. Stock Plan Program. When plans are submitted under the “stock plan program,”
a plan review fee shall be paid at the time of application for each stock plan. The
building official may have the option to charge a partial deposit, in lieu of the full
plan review fee. All portions of fees paid as a deposit amount shall be applied to the
total plan review fees owed. The applicant shall be required to pay the balance of
amount owed for the plan review. Valuations used to compute the permit fees shall
include all options submitted with a registered plan. When a registered plan consists
of a number of plan options that can produce any number of similar but different
buildings, the building official may charge plan review fees based on each different
building configuration. Plan review fees shall be paid for at the time of application for
a building permit. The plan review fees specified in this subsection are separate
fees from the permit fees specified in the fee code, and are in addition to the permit
fees.
C. Refunds.
1. Application Fee Before Permit Issuance. The building official may authorize
refunding of not more than the full amount of the application or plan review fee paid,
less the current rate of the additional re-submittal fee adopted by the city of Auburn
fee schedule in effect at the time of request80 percent of the plan review fee paid
when an application for a permit for which sucha plan review fee has been paid is
withdrawn or canceled before any plan reviewing is done. The building official shall
not authorize refunding of any fee paid except on written application filed by the
original permittee not later than 180 days after the date of application.
2. Permit Fee Before Permit Issuance. The building official may authorize
refunding of not more than the full amount of the permit fee paid, less the current
rate of the additional re-submittal fee adopted by the city of Auburn fee schedule in
effect at the time of request when an application for a permit for which such fee has
been paid is withdrawn or canceled prior to issuance. The building official shall not
authorize refunding of any fee paid except on written application filed by the original
permittee no later than 180 days after the date of payment.
32. Permit Fee After Permit Issuance. The building official may authorize refunding
of any fee paid hereunder, which was erroneously paid or collected. When no work
has been done under a permit issued in accordance with this code, the building
official may authorize refunding of not more than the full amount of the permit fee
Commented [JK8]: Modified to be consistent with permit
fee refund.
Commented [JK9]: Added new clarification of refund
eligibility at step between approval and issuance, previously
unaddressed.
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paid, less the current rate of the additional resubmittal fee adopted by the city of
Auburn fee schedule; except that no refunds will be processed for permits 360 180
days from date of expiration issuance where no work has been done. (Ord. 6601
§ 9, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 6, 2010; Ord. 6104 § 5, 2007; Ord.
5874 § (108), 2004.)
15.07.090 Inspections.
The city will conduct inspections as prescribed in the latest adopted copy of the
International Building Code with the exceptions as noted below:
A. IMC/UPC/IFGCGas/NEC Rough – in Inspection. Rough-in mechanical, gas piping,
plumbing and electrical shall be inspected when the rough-in work is complete and
under test. No connections to primary utilities shall be made until the rough-in work is
inspected and approved.
B. Energy Efficiency Inspection – Envelope.
1. Wall Insulation Inspection. To be made after all wall insulation and air vapor
retarder sheet or film materials are in place, but before any wall covering is placed.
2. Glazing Inspection. To be made after glazing materials are installed in the
building.
3. Exterior Roofing Insulation. To be made after the installation of the roof
insulation, but before concealment.
4. Slab/Floor Insulation. To be made after the installation of the slab/floor
insulation, but before concealment.
C. Special Inspections. In addition to the inspections specified above, the building
official is authorized to make or require special inspections above the requirements as
stated in Chapter 17 of the 2015 International Building Code for any type of work related
to the technical codes by an approved agency at no cost to the jurisdiction. (Ord. 6601
§ 10, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 7, 2010; Ord. 6104 § 6, 2007; Ord. 5874
§ 4(109), 2004.)
Commented [JK10]: Revised refund deadline to be
consistent with permit expiration timeline of 180-days from
issuance and above refund deadlines.
Note that permit expiration date is subject to change during
construction and is not recommended to be referenced for
establishment of a deadline as currently written.
Commented [JK11]: Updated reference to the
International Fuel Gas Code
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15.07.100 Certificate of occupancy.
A. Use and Occupancy. No building or structure shall be used or occupied, and no
change in the existing occupancy classification of a building or structure or portion of the
building or structure shall be made until the building official has issued a certificate of
occupancy as provided for in this section. Issuance of a certificate of occupancy shall
not be construed as an approval of a violation of the provisions of this code or of other
ordinances of this jurisdiction.
B. Exception. Certificates of occupancy are not required for work exempt from permits
under Section 105.2 of the 2015 International Building Code and 2015 International
Residential Code or for R-3 and U occupancies.
C. The building official is authorized under ACC 12.66.080 to evaluate the condition of
public improvements that service and/or are adjacent to the lot upon which the building
has been constructed. For development projects that require public improvements and
the improvements remain incomplete or whenIf the building activity has damaged
adjacent public sidewalks, landscaping, streets or utilities the building official is
authorized to withhold final inspection approval until the facilities are corrected and
completed. The building official with the city engineer’s approval may accept a bond or
other financial security to guarantee of repair or completion of required public
improvements under special circumstances as determined by the city.
D. Section 111 of Chapter 1 of the 2015 International Building Code and International
Residential Code is hereby amended consistent therewith. (Ord. 6601 § 11, 2016; Ord.
6469 § 2, 2013; Ord. 6310 § 8, 2010; Ord. 5874 § 4(110), 2004.)
15.07.110 Maintenance.
A. Maintenance of Safeguards. Whenever or wherever any device, equipment, system,
condition, arrangement, level of protection, or any other feature is required for
compliance with the provisions of this code, or otherwise installed, such device,
equipment, system, condition, arrangement, level of protection, or other feature shall
thereafter be continuously maintained in accordance with this code and applicable
referenced standards. Such device, equipment, system, condition, arrangement, level of
protection, or any other feature shall be maintained in accordance with the currently
Commented [JK12]: Added clarification for consistency
with Community Development and Public Works process for
issuance of Certificate of Occupancy as it relates to required
public improvements.
Commented [JK13]: Updated reference to IPMC and
associated codes rather than just the International Fire
Code.
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adopted International Property Maintenance Code and associated adopted codes.IFC
Sections 107.1 through 107.6. (Ord. 6469 § 2, 2013; Ord. 5874 § 4(111), 2004.)
15.07.130 Appeals – Hearing examiner.
In order to hear and decide appeals of orders, decisions or determinations made by the
building official or fire code official relative to the application and interpretation of this
code, there shall be and is hereby created a board of appeals consisting of the city of
Auburn’s appointed hearing examiner.
A. Appeal to Hearing Examiner.
1. Appointment and Term. In order to hear and decide appeals of orders, decisions
or determinations made by the building official relative to the application and
interpretation of this code, except as provided in Chapter 70.92 RCW, a hearing
examiner shall be appointed by the mayor as provided elsewhere in this code.
2. Duties. The examiner shall conduct an appeal hearing as provided herein, enter
findings of fact and conclusions of law based upon those facts and a decision which
is final action subject to appeal as provided herein.
3. Conflict of Interest. The examiner shall not conduct or participate in any hearing
or decision in which the examiner has a direct or indirect personal interest which
might exert such influence upon the examiner that might interfere with their
decision-making process. Any actual or potential conflict of interest shall be
disclosed by the hearing examiner to the parties immediately upon discovery of
such conflict. Participants in the hearing process have the right, insofar as possible,
to have the examiner free from personal interest or pre-hearing contacts on issues
considered by them. It is recognized that there is a countervailing public right to free
access to public officials on any matter. If such personal or pre-hearing interest
contact impairs the examiner’s ability to act on the matter, the hearing examiner
shall state and shall abstain therefrom to the end that the proceeding is fair and has
the appearance of fairness, unless all parties agree in writing to have the matter
heard by said examiner. If all parties do not agree and the hearing examiner must
abstain, the mayor shall be notified and the mayor shall appoint a hearing examiner
pro tem to sit in the hearing examiner’s stead.
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4. Freedom from Improper Influence. No council member, city official, or any other
person shall attempt to interfere with or improperly influence the examiner or
examiner pro tempore in the performance of their designated duties.
5. Duties of the Examiner – Applications and Decisions. For cases and actions as
prescribed by ordinance, the examiner shall receive and examine available
information, conduct public hearings, prepare a record thereof, and enter findings of
fact, conclusions based upon those facts, and a decision. As provided herein, such
decision is final action subject to appeal as provided herein.
6. Application of Appeal and Filing Fee – Form of Appeal. Any person receiving a
decision or determination made by the building official relative to the application and
interpretation of this code may appeal such determination or decision under this
code within 20 calendar days of receipt of the decision, or by the end of the
following business day when the 20th day falls on a non-business day, by paying the
filing fee as set forth in the city of Auburn fee schedule and filing at the office of the
building officialwith the department of community development a written application
of appeal containing:
a. A heading in the words: “Before the Hearing Examiner of the City of
Auburn.”
b. A caption reading: “Appeal of Building Official or Fire Code Official Decision
or Determination,” giving the names of all appellants participating in the appeal.
c. A brief statement setting forth the legal interest of each of the appellants in
the building or the land involved in the determination or decision.
d. A brief statement in ordinary and concise language of the specific action
protested, together with any material facts claimed to support the contentions of
the appellant.
e. A brief statement in ordinary and concise language of the relief sought and
the reasons why it is claimed the protested action should be reversed, modified
or otherwise set aside.
f. The signatures of all parties named as appellants and their official mailing
addresses.
Commented [JK14]: Added specification for term for
appeal previously undefined. Appeal deadline terms
established by other sections of ACC vary. 20 calendar days
is consistent with the International Building Code Appendix
B.
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g. The verification (by declaration under penalty of perjury) of at least one
appellant as to the truth of the matters stated in the appeal.
7. Processing Application of Appeal. Upon receipt of any application of appeal filed
pursuant to this section together with the filing fee in the amount as set forth in the
city of Auburn fee schedule, the building official or fire code official shall, within two
working days of receipt of an application, determine whether the application is
complete. If complete, the application shall be accepted. If not complete, the
building official or fire code official shall request that the applicant provide additional
information as necessary to complete the application. The applicant shall be
advised of the date of acceptance of the application.
8. Scheduling and Noticing Appeal for Hearing. As soon as practicable after
acceptance of the written application of appeal, the examiner shall fix a date, time
and place for the hearing of the appeal. Such date shall be not less than 10 days
nor more than 90 days from the date the application of appeal was filed with the
building official or fire code official. Written notice of the time and place of the
hearing shall be given at least 10 days prior to the date of the hearing to each
appellant by the examiner either by causing a copy of such notice to be delivered to
the appellant personally or by mailing a copy thereof, postage prepaid, addressed to
the appellant at their address shown on the appeal.
9. Effect of Failure to Appeal. Failure of any person to file an appeal in accordance
with provisions of this section shall constitute a waiver of any right to an
administrative hearing and adjudication of the building official’s or fire code official’s
decisions or determinations.
10. Scope of Hearing on Appeal. Only those matters or issues specifically raised
by the appellant shall be considered in the hearing of the appeal.
11. Hearing Procedures.
a. Record. A record of the entire proceedings shall be made by tape recording
or by any other means of permanent recording determined to be appropriate by
the examiner.
b. Reporting. The proceedings at the hearing shall also be reported by a
phonographic reporter if requested by any party thereto. A transcript of the
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proceedings shall be made available to all parties upon request and upon
payment of the fee prescribed therefor. Such fees may be established by the
examiner, but shall in no event be greater than the cost involved.
c. Continuances. The examiner may grant continuances for good cause
shown.
d. Oaths – Certification. In any proceedings under this section, the examiner
has the power to administer oaths and affirmations and to certify to official acts.
e. Reasonable Dispatch. The examiner shall proceed with reasonable dispatch
to conclude any matter before it. Due regard shall be shown for the convenience
and necessity of any parties or their representatives.
f. Notice of Hearing. The notice to appellant shall be substantially in the
following form, but may include other information: “You are hereby notified that
a hearing will be held before (name of hearing examiner) at
_________________ on the ___ day of _______, 20__ at the hour of ____,
upon the notice and order served upon you. You may be present at the hearing.
You may present any relevant evidence and will be given full opportunity to
cross-examine all witnesses testifying against you. You may request the
issuance of subpoenas to compel the attendance of witnesses and the
production of books, documents or other things by filing an affidavit therefor with
(name of hearing examiner).”
g. Subpoenas.
i. The examiner may issue subpoenas for the attendance of witnesses or
the production of other evidence at a hearing upon the written demand of
any party. The issuance and service of such subpoena shall be obtained
upon the filing of an affidavit therefor which states the name and address of
the proposed witness; specifies the exact things sought to be produced and
the materiality thereof in detail to the issues involved; and states that the
witness has the desired things in their possession or under their control. A
subpoena need not be issued when the affidavit is defective in any
particular.
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ii. Penalties. Any person who refuses without lawful excuse to attend any
hearing or to produce material evidence in their possession or under their
control as required by any subpoena served upon such person as provided
for herein shall be guilty of a misdemeanor punishable as provided in ACC
1.24.010.
h. Conduct of Hearing.
i. Rules. Hearings need not be conducted according to the technical rules
relating to evidence and witnesses.
ii. Oral Evidence. Oral evidence shall be taken only on oath or affirmation.
iii. Hearsay Evidence. Hearsay evidence may be used for the purpose of
supplementing or explaining any direct evidence, but shall not be sufficient
in itself to support a finding unless it would be admissible over objection in
civil actions in courts of competent jurisdiction in this state.
iv. Admissibility of Evidence. Any relevant evidence shall be admitted if it is
the type of evidence on which responsible persons are accustomed to rely
in the conduct of serious affairs, regardless of the existence of any common
law or statutory rule which might make improper the admission of such
evidence over objection in civil actions in courts of competent jurisdiction in
this state.
v. Exclusion of Evidence. Irrelevant and unduly repetitious evidence shall
be excluded.
vi. Rights of Parties. Each party shall have these rights among others:
(A) To call and examine witnesses on any matter relevant to the issues
of the hearing;
(B) To introduce documentary and physical evidence;
(C) To cross-examine opposing witnesses on any matter relevant to
the issues of the hearing;
(D) To impeach any witness regardless of which party first called them
to testify;
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(E) To rebut the evidence against them;
(F) To represent themself or to be represented by anyone of their
choice who is lawfully permitted to do so.
vii. Official Notice.
(A) What May Be Noticed. In reaching a decision, official notice may
be taken, either before or after submission of the case for decision, of
any fact which may be judicially noticed by the courts of this state or
official records of departments and ordinances of the city.
(B) Parties to Be Notified. Parties present at the hearing shall be
informed of the matters to be noticed, and these matters shall be noted
in the record, referred to therein, or appended thereto.
(C) Opportunity to Refute. Parties present at the hearing shall be given
a reasonable opportunity, on request, to refute the official noticed
matters by evidence or by written or oral presentation of authority, the
manner of such refutation to be determined by the hearing examiner.
(D) Inspection of the Premises. The hearing examiner may inspect any
building or premises involved in the appeal during the course of the
hearing; provided, that (1) notice of such inspection shall be given to the
parties before the inspection is made, (2) the parties are given an
opportunity to be present during the inspection, and (3) or the hearing
examiner shall state for the record upon completion of the inspection the
material facts observed and the conclusions drawn therefrom. Each
party then shall have a right to rebut or explain the matters so stated by
the hearing examiner.
viii. Limitation of Testimony. The examiner has the right to limit the time a
witness may testify.
12. Form and Effective Date of Decision. The decision shall be in writing and shall
contain findings of fact, conclusions of law, a determination of the issues presented,
and the requirements to be complied with. A copy of the decision shall be delivered
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to the appellant personally or sent to them by certified mail, postage prepaid, return
receipt requested. The effective date of the decision shall be as stated therein.
13. Rights Granted – Right to Appeal. Nothing in this section shall be construed as
granting any right of judicial review which does not previously exist in law. The
decision of the examiner or examiner pro tem shall be final and exclusive. A writ of
review must be sought in the superior court of King or Pierce County, if at all, by an
aggrieved party or person.
14. Limitations of Authority. The examiner shall have no authority relative to
interpretation of the administrative provisions of this code or the technical codes nor
shall the examiner be empowered to waive requirements of this code or the
technical codes. (Ord. 6469 § 2, 2013; Ord. 6104 § 7, 2007; Ord. 5874 § 4, 2004.)
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EXHIBIT D
Building Code
15.08A.011 Adoption of international building code.
The 20185 International Building Code, as adopted and hereafter amended by the State
Building Code Council, and included in Chapter 51-50 WAC, is adopted as the building
code of the city; provided, that the amendments, deletions and additions thereto as
provided in this chapter shall govern over the published provisions of the International
Building Code. (Ord. 6601 § 12, 2016; Ord. 6469 § 3, 2013; Ord. 6310 § 10, 2010; Ord.
6104 § 9, 2007; Ord. 5874 § 6, 2004.)
15.08A.051 Section 516 added – Recyclable materials and solid waste storage.
A new Section 516 and Table No. 5-F are added to Chapter 5 of the International
Building Code to read as follows:
A. Recyclable Materials and Solid Waste Storage.
1. For the purpose of this section, the following definition shall apply: Recycled
Materials means those solid wastes that are separated for recycling or reuse,
such as papers, metals and glass.
2. All new buildings shall provide space in accordance with Table No. 5-F for the
storage of recycled materials and solid waste; EXCEPTION: Group R, Division 3
and Group U Occupancies.
3. The storage area shall be designed to meet the needs of the occupancy,
efficiency of pick-up, and shall be available to occupants and haulers.
4. Storage and Handling of Recyclables and Solid Waste shall comply with the
2003 Edition of the International Fire Code, Chapter 3, Section 304.
Commented [JK15]: Updated recycle and solid waste
storage area requirements for Wholesale, Warehouse, and
Education uses in Table No. 5-F that were previously
unspecified. Area requirements included are consistent with
other local jurisdictions.
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TABLE NO. 5-F – RECYCLABLE MATERIALS AND SOLID WASTE
STORAGE AREA REQUIREMENT
OCCUPANCY AREA REQUIREMENTS
OFFICE 2 SF Per 1,000 SF of Gross Floor Area
RETAIL 5 SF Per 1,000 SF of Gross Floor Area
WHOLESALE 3 SF per 1,000 SF of Gross Floor Area
WAREHOUSE 3 SF per 1,000 SF of Gross Floor Area
INDUSTRIAL 3 SF Per 1,000 SF of Gross Floor Area
EDUCATIONAL 2 SF per 1,000 SF of Gross Floor Area
INSTITUTIONAL 2 SF Per 1,000 SF of Gross Floor Area
RESIDENTIAL Min. 12 SF Plus 1.5 SF Per Unit; One
Collection Area Per 30 Units located
within 200 feet
(Ord. 5874 § 6, 2004.)
15.08A.051 Section 903.1 amended – General.
International Building Code Section 903.1 is amended to read as follows:
Section 903.1 General. Fire extinguishing systems required in this code shall be
installed in accordance with the requirements of this section and. See Auburn
City Code 15.368A.
Commented [JK16]: Proposing combining amendments
to the International Fire Code (IFC) in ACC 15.36A and ACC
15.38A into one section.
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Fire hose threads used in connection with fire-extinguishing systems shall be
national standard hose thread or as approved by the fire department.
The location of fire department hose connections shall be approved by the fire
department.
In buildings used for high-piled combustible storage, fire protection shall be in
accordance with the Fire Code.(Ord. 5874 § 6, 2004.)
Commented [JK17]: These requirements are addressed
through the City of Auburn Engineering Design Standards
7.01.6.1
Commented [JK18]: This requirement addressed by the
adopted IFC.
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EXHIBIT E
Fire Code
15.36A.011 Adoption.
The 20185 Edition of the International Fire Code, as published by the International Code
Council, and as adopted and hereafter amended by the State Building Code Council in
Chapter 51-54A WAC including Appendix D, “Fire Apparatus Access Roads,” Appendix
E, “Hazard Categories,” and Appendix H, “Hazardous Materials Management Plan
(HMMP) and Hazardous Materials Inventory Statement (HMIS) Instructions,” and
Appendix L, “Requirements for Fire Fighter Air Replenishment,” is adopted by
reference with the amendments, additions, and deletions thereto as provided in this
chapter. Chapter 15.38A ACC and this chapter shall be controlling within the jurisdiction
of the city. The manufacture, storage, handling, sale, and use of fireworks shall be
governed by Chapter 70.77 RCW and by Chapter 212-17 WAC and Chapter 8.24 ACC,
Fireworks, consistent with Chapter 212-17 WAC. (Ord. 6601 § 17, 2016; Ord. 6469 § 5,
2013; Ord. 6310 § 13, 2010; Ord. 6104 § 11, 2007; Ord. 5874 § 10, 2004.)
NEW SECTION 15.36A.015 Section 105.3.2 Extensions amended
Chapter 1 of the International Fire Code entitled “Scope and Administration” is adopted
with the following amendment:
A. Section 105.3.2 Extensions. is deleted in its entirety and is replaced with the following:
105.3.2 Extensions. The fire code official is authorized to grant, in writing, one or
more extensions of time, for periods not more than 180 days each. The extension
shall be requested in writing and justifiable cause demonstrated.
15.36A.031 Fire service features.
Chapter 5 of the International Fire Code, entitled “Fire Service Features,” is adopted
with the following amendments:
Commented [JK19]: Proposing adoption of Appendix L as
recommended by the Valley Regional Fire Authority.
Additional comments below.
Commented [JK20]: Added new clarification on permit
extension policy for Fire Permits to be consistent with
language published by the International Building Code (IBC)
and International Residential Code (IRC). Existing language
in IFC for permit extensions could be interpreted to not
apply to already expired permits creating a difficult obstacle
for a permitee in need of an extension.
Note that Chapter 1 is considered an optional reference and
is subject to jurisdictional adoption/modification.
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A. Fire Apparatus Access Roads – Marking. Section 503 of the International Fire
Code, entitled “Fire Apparatus Access Roads,” is amended by adding substituting
subsections 503.2, 503.3 and 503.4 with the following subsections:
Sec. 503.2 Specifications. Fire apparatus access roads shall be installed and
arranged in accordance with the City of Auburn Engineering Design Standards as
applicable based on the type of access.
Sec. 503.3 Marking. Fire apparatus access roads shall be marked whenever
necessary to maintain the unobstructed minimum required width of roadways.
Subject to the fire code official’s prior written approval, marked fire apparatus
access roads, or “fire lanes” as defined in section 202 of the code, may be
established or relocated at the time of plan review, pre-construction site
inspection, and/or post construction site inspection as well as any time during
the life of the occupancy. Only those fFire apparatus access roads established
by the fire code official can utilize yellow marking paint and the term “fire lane.”
Fire lanes shall be marked as directed by the fire code official in accordance
with shall be identified in accordance with ACC 10.36.175. Means of
identification shall be maintained in clean and legible condition at all times and
be replaced or repaired when necessary to provide adequate visibility.
Sec. 503.4 Obstruction of fire apparatus access roads. Fire apparatus access
roads shall not be obstructed in any manner, including the parking of vehicles.
Widths and clearances established by the City of Auburn Engineering Design
Standards shall be maintained at all times.
Sec. 503.4.1 Traffic calming devices. This section is not adopted.
B. Fire Apparatus Access Roads – Marking. Section 503 of the International Fire
Code, entitled “Fire Apparatus Access Roads,” is amended by adding the following
subsection:
Sec. 503.3.1 Alternate materials and methods. The fire code official may modify,
on a case-by-case basis, any of the marking provisions in this subsection 503.3
where practical difficulties exist. Modification requests shall be submitted in
writing to the fire code official setting forth a suggested alternative.
Commented [JK21]: Current road access standards
published in Chapter 5 of IFC can be in conflict with
established minimums specified in the City of Auburn
Engineering Design Standards in some circumstances.
Added clarification that Auburn Standards govern.
Note that 503.2 of the IFC has not been adopted by the
State and is subject to jurisdictional adoption/modification.
Commented [JK22]: Modified to eliminate conflicts and
be consistent with established marking requirements of ACC
10.36.175.
Note that 503.3 of the IFC has not been adopted by the
State and is subject to jurisdictional adoption/modification.
Commented [JK23]: As with 503.2 above, modified to
eliminate conflicts for specified minimum standards
established by Auburn Standards.
Note that 503.4 of the IFC has not been adopted by the
State and is subject to jurisdictional adoption/modification.
Commented [JK24]: Clarification that subsection of
adopted 503.4 requiring traffic calming devices to be
approved by the fire code official is not adopted. Traffic
calming devices are approved via Public Works and the City
Engineer.
Commented [JK25]: This section already included as
modified above in 15.36A.031 A.
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B. Premises Identification. Section 505 of the International Fire Code, entitled
“Premises Identification” is amended by substituting subsection 505.1 with the
following subsection:
Sec. 505.1 Address identification. New and existing buildings shall be
provided with approved address identification in accordance with ACC 15.52.
C. Fire Protection Water Supplies – Where Required. Section 507 of the International
Fire Code, entitled “Fire Protection Water Supplies,” is amended by substituting
subsection 507.5.1 with the following:
Sec. 507.5.1 Where required. Where a portion of the a building or structures
hereafter constructed or moved into the city is more than 150 feet in vehicular
travel from a hydrant, as measured by an approved route, on-site fire hydrants
and mains shall be provided where required by the fire code official.
Exception: For Group R-3 and Group U occupancies, the distance requirement
shall be 450-feet.
D. Clear Space around Hydrants. Section 507 of the International Fire Code,
entitled “Clear Space Around Hydrants,” is amended by substituting subsection
507.5.5 with the following:
Sec. 507.5.5 Clear space around hydrants. A 5-foot clear space shall be
maintained around the circumference of fire hydrants except as otherwise
required or approved. (Ord. 6601 § 18, 2016; Ord. 6310 § 14, 2010; Ord. 5874
§ 10, 2004.)
NEW SECTION E. Section 510 amended - Emergency Responder Radio Coverage
E. Emergency Responder Radio Coverage. Section 510 of the International Fire
Code, entitled “Emergency Responder Radio Coverage” is amended by substituting
the following:
510.1 Emergency responder radio coverage in new buildings. Approved radio
coverage for emergency responders shall be provided within the buildings meeting
any of the following conditions:
Commented [JK26]: Updated to reference already
adopted address identification amendments in 15.52.
Commented [JK27]: Updated to be consistent with City
of Auburn Engineering Design Standards for typical single
family residential applications.
Note that Auburn Design Standards are more restrictive
than IFC. IFC requires hydrants 600-ft for R-3 and U
occupancies and 400-ft for all other building types.
Commented [JK28]: New section amending Section 510
of IFC to provide specifications for regional design and
testing requirements for Emergency Responder Radio
Coverage to be consistent with local communications
infrastructure.
Language proposed by regional task force for consistency
throughout King County.
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1. High rise buildings;
2. The total building area is 50,000 square feet or more;
3. The total basement area is 10,000 square feet or more; or
4. There are floors used for human occupancy more than 30 feet below the
finished floor of the lowest level of exit discharge.
5. Buildings or structures where the Fire or Police Chief determines that in-
building radio coverage is critical because of its unique design, location, use
or occupancy.
The radio coverage system shall be installed in accordance with Sections 510.4
through 510.5.5 of this code and with the provisions of NFPA 1221 (2019). This
section shall not require improvement of the existing public safety communication
systems.
Exceptions:
1. Buildings and areas of buildings that have minimum radio coverage signal
strength levels of the King County Regional 800 MHz Radio System within the
building in accordance with Section 510.4.1 without the use of a radio
coverage system.
2. In facilities where emergency responder radio coverage is required and such
systems, components or equipment required could have a negative impact on
the normal operations of that facility, the fire marshal shall have the authority
to accept an automatically activated emergency responder radio coverage
system.
3. One- and two-family dwellings and townhouses.
510.2 Emergency responder radio coverage in existing buildings. Existing buildings
shall be provided with approved radio coverage for emergency responders as
required in Chapter 11.
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510.3 Permit required. A construction permit for the installation of or modification to
emergency responder radio coverage systems and related equipment is required as
specified in Section 105.7.6. Maintenance performed in accordance with this code is
not considered a modification and does not require a permit.
510.4 Technical requirements. Systems, components and equipment required to
provide the emergency responder radio coverage system shall comply with Sections
510.4.1 through 510.4.2.8.
510.4.1 Emergency responder communication enhancement system signal strength.
The building shall be considered to have acceptable emergency responder
communications enhancement system coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet the signal
strength requirements in Sections 510.4.1.1 through 510.4.1.3.
Exception: Critical areas, such as the fire command center(s), the fire pump
room(s), interior exit stairways, exit passageways, elevator lobbies, standpipe
cabinets, sprinkler sectional valve locations, and other areas required by the fire
marshal, shall be provided with 99 percent floor area radio coverage.
[W]510.4.1.1 Minimum signal strength into the building. The minimum inbound signal
strength shall be sufficient to provide usable voice communications throughout the
coverage area as specified by the fire marshal. The inbound signal level shall be a
minimum of -95dBm in 95% of the coverage area and 99% in critical areas and
sufficient to provide not less than a Delivered Audio Quality (DAQ) of 3.0 or an
equivalent Signal-to-Interference-Plus-Noise Ratio (SINR) applicable to the
technology for either analog or digital signals.
510.4.1.2 Minimum signal strength out of the building. The minimum outbound signal
strength shall be sufficient to provide usable voice communications throughout the
coverage area as specified by the fire marshal. The outbound signal level shall be
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sufficient to provide not less than a DAQ of 3.0 or an equivalent SINR applicable to
the technology for either analog or digital signals. A minimum signal strength of -95
dBm shall be received by the King County Regional 800 MHz Radio System when
transmitted from within the building.
510.4.1.3 System performance. Signal strength shall be sufficient to meet the
requirements of the applications being utilized by public safety for emergency
operations through the coverage area as specified by the radio system manager in
Section 510.4.2.2.
510.4.2 System design. The emergency responder radio coverage system shall be
designed in accordance with Sections 510.4.2.1 through 510.4.2.8 and NFPA 1221
(2019).
510.4.2.1 Amplification systems and components. Buildings and structures that
cannot support the required level of radio coverage shall be equipped with systems
and components to enhance the public safety radio signals and achieve the required
level of radio coverage specified in Sections 510.4.1 through 510.4.1.3. Public safety
communications enhancement systems utilizing radio-frequency-emitting devices
and cabling shall be allowed by the Public Safety Radio System Operator. Prior to
installation, all RF-emitting devices shall have the certification of the radio licensing
authority and be suitable for public safety use.
510.4.2.2 Technical criteria. The Public Safety Radio System Operator shall provide
the various frequencies required, the location of radio sites, the effective radiated
power of radio sites, the maximum propagation delay in microseconds, the
applications being used and other supporting technical information necessary for
system design upon request by the building owner or owner’s representative.
510.4.2.3 Power supply sources. Emergency responder radio coverage systems
shall be provided with dedicated standby batteries or provided with 2-hour standby
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batteries and connected to the facility generator power system in accordance with
Section 1203. The standby power supply shall be capable of operating the
emergency responder radio coverage system at 100-percent system capacity for a
duration of not less than 12 hours.
[W]510.4.2.4 Signal booster requirements. If used, signal boosters shall meet the
following requirements:
1. All signal booster components shall be contained in a National Electrical
Manufacturer’s Association (NEMA) 4, IP66-type waterproof cabinet or
equivalent.
Exception: Listed battery systems that are contained in integrated
battery cabinets.
2. Battery systems used for the emergency power source shall be contained
in a NEMA 3R or higher-rated cabinet, IP65-type waterproof cabinet or
equivalent.
3. Equipment shall have FCC or other radio licensing authority certification
and be suitable for public safety use prior to installation.
4. Where a donor antenna exists, isolation shall be maintained between the
donor antenna and all inside antennas to not less than 20dB greater than
the system gain under all operating conditions.
5. Bi-Directional Amplifiers (BDAs) used in emergency responder radio
coverage systems shall be fitted with anti-oscillation circuitry and per-
channel AGC.
6. Bi-Directional Amplifiers (BDAs) used in emergency responder radio
coverage systems shall be fitted with anti-oscillation circuitry and per-
channel AGC.
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7. The installation of amplification systems or systems that operate on or
provide the means to cause interference on any emergency responder
radio coverage networks shall be coordinated and approved by the Public
Safety Radio System Operator.
8. Unless otherwise approved by the Public Safety Radio System Operator,
only channelized signal boosters shall be permitted.
Exception: Broadband BDA’s may be utilized when specifically authorized
in writing by the Public Safety Radio System Operator.
510.4.2.5 System monitoring. The emergency responder radio enhancement system
shall include automatic supervisory and trouble signals that are monitored by a
supervisory service and are annunciated by the fire alarm system in accordance with
NFPA The following conditions shall be separately annunciated by the fire alarm
system, or, if the status of each of the following conditions is individually displayed
on a dedicated panel on the radio enhancement system, a single automatic
supervisory signal may be annunciated on the fire alarm system indicating
deficiencies of the radio enhancement system:
1. Loss of normal AC power supply.
2. System battery charger(s) failure.
3. Malfunction of the donor antenna(s).
4. Failure of active RF-emitting device(s).
5. Low-battery capacity at 70-percent reduction of operating capacity.
6. Active system component malfunction.
7. Malfunction of the communications link between the fire alarm system and
the emergency responder radio enhancement system.
510.4.2.6 Additional frequencies and change of frequencies.
The emergency responder radio coverage system shall be capable of modification or
expansion in the event frequency changes are required by the FCC or other radio
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licensing authority, or additional frequencies are made available by the FCC or other
radio licensing authority.
510.4.2.7 Design documents. The fire marshal shall have the authority to require
“as-built” design documents and specifications for emergency responder
communications coverage systems. The documents shall be in a format acceptable
to the fire marshal.
510.4.2.8 Radio communication antenna density. Systems shall be engineered to
minimize the near-far effect. Radio enhancement system designs shall include
sufficient antenna density to address reduced gain conditions.
Exceptions:
1. Class A narrow band signal booster devices with independent AGC/ALC
circuits per channel.
2. Systems where all portable devices within the same band use active power
control.
[W]510.5 Installation requirements. The installation of the public safety radio
coverage system shall be in accordance with NFPA 1221 and Sections 510.5.1
through 510.5.7.
510.5.1 Approval prior to installation. Amplification systems capable of operating on
frequencies licensed to any public safety agency by the FCC or other radio licensing
authority shall not be installed without prior coordination and approval of the Public
Safety Radio System Operator.
510.5.2 Minimum qualifications of personnel. The minimum qualifications of the
system designer and lead installation personnel shall include both of the following:
1. A valid FCC-issued general radio telephone operators license.
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2. Certification of in-building system training issued by an approved
organization or approved school, or a certificate issued by the manufacturer
of the equipment being installed.
510.5.3 Acceptance test procedure. Where an emergency responder radio coverage
system is required, and upon completion of installation, the building owner shall
have the radio system tested to verify that two-way coverage on each floor of the
building is in accordance with Section 510.4.1. The test procedure shall be
conducted as follows:
1. Each floor of the building shall be divided into a grid of 20 approximately
equal test areas, with a maximum test area size of 6,400 square
feet. Where the floor area exceeds 128,000 square feet, the floor shall be
divided into as many approximately equal test areas as needed, such that
no test area exceeds the maximum square footage allowed for a test area.
2. Coverage testing of signal strength shall be conducted using a calibrated
spectrum analyzer for each of the test grids. A diagram of this testing shall
be created for each floor where coverage is provided, indicating the testing
grid used for the test in Section 510.5.3(1), and including signal strengths
and frequencies for each test area. Indicate all critical areas.
3. Functional talk-back testing shall be conducted using two calibrated portable
radios of the latest brand and model used by the agency’s radio
communications system or other equipment approved by the fire
marshal. Testing shall use Digital Audible Quality (DAQ) metrics, where a
passing result is a DAQ of 3 or higher. Communications between handsets
shall be tested and recorded in the grid square diagram required by section
510.5.3(2): each grid square on each floor; between each critical area and
a radio outside the building; between each critical area and the fire
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command center or fire alarm control panel; between each landing in each
stairwell and the fire command center or fire alarm control panel.
4. Failure of more than 5% of the test areas on any floor shall result in failure
of the test.
Exception: Critical areas shall be provided with 99 percent floor area
coverage.
5. In the event that two of the test areas fail the test, in order to be more
statistically accurate, the floor shall be permitted to be divided into 40 equal
test areas. Failure of not more than two nonadjacent test areas shall not
result in failure of the test. If the system fails the 40-area test, the system
shall be altered to meet the 95-percent coverage requirement.
6. A test location approximately in the center of each test area shall be
selected for the test, with the radio enabled to verify two-way
communications to and from the outside of the building through the public
agency’s radio communications system. Once the test location has been
selected, that location shall represent the entire test area. Failure in the
selected test location shall be considered to be a failure of that test area.
Additional test locations shall not be permitted.
7. The gain values of all amplifiers shall be measured, and the test
measurement results shall be kept on file with the building owner so that the
measurements can be verified during annual tests. In the event that the
measurement results become lost, the building owner shall be required to
rerun the acceptance test to reestablish the gain values.
8. As part of the installation, a spectrum analyzer or other suitable test
equipment shall be utilized to ensure spurious oscillations are not being
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generated by the subject signal booster. This test shall be conducted at the
time of installation and at subsequent annual inspections.
9. Systems incorporating Class B signal booster devices or Class B broadband
fiber remote devices shall be tested using two portable radios
simultaneously conducting subjective voice quality checks. One portable
radio shall be positioned not greater than 10 feet (3048 mm) from the indoor
antenna. The second portable radio shall be positioned at a distance that
represents the farthest distance from any indoor antenna. With both
portable radios simultaneously keyed up on different frequencies within the
same band, subjective audio testing shall be conducted and comply with
DAQ levels as specified in Sections 510.4.1.1 and 510.4.1.2.
10. Documentation maintained on premises. At the conclusion of the testing,
and prior to issuance of the building Certificate of Occupancy, the building
owner or owner’s representative shall place a copy of the following records
in the DAS enclosure or the building engineer’s office. The records shall be
available to the fire marshal and maintained by the building owner for the life
of the system:
a. A certification letter stating that the emergency responder radio coverage
system has been installed and tested in accordance with this code, and that
the system is complete and fully functional.
b. The grid square diagram created as part of testing in Sections 510.5.3(2)
and 510.5.3(3).
c. Data sheets and/or manufacturer specifications for the emergency
responder radio coverage system equipment; back up battery; and charging
system (if utilized).
d. A diagram showing device locations and wiring schematic,
e. A copy of the electrical permit.
11. Acceptance test reporting to fire marshal. At the conclusion of the testing,
and prior to issuance of the building Certificate of Occupancy, the building
owner or owner’s representative shall submit to the fire marshal a report of
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the acceptance test by way of the department’s third-party vendor
thecomplianceengine.com.
510.5.4 FCC compliance. The emergency responder radio coverage system
installation and components shall comply with all applicable federal regulations
including, but not limited to, FCC 47 CFR Part 90.219.
WS 510.5.5 Mounting of the donor antenna (s). To maintain proper alignment with
the system designed donor site, donor antennas shall be permanently affixed on the
highest possible position on the building or where approved by the fire marshal. A
clearly visible sign shall be placed near the antenna stating, “movement or
repositioning of this antenna is prohibited without approval from the fire
marshal.” The antenna installation shall be in accordance with the applicable
requirements in the International Building Code for weather protection of the building
envelope.
510.5.6 Wiring. The backbone, antenna distribution, radiating, or any fiber-optic
cables shall be rated as plenum cables. The backbone cables shall be connected to
the antenna distribution, radiating, or copper cables using hybrid coupler devices of
a value determined by the overall design. Backbone cables shall be routed through
an enclosure that matches the building’s required fire-resistance rating for shafts or
interior exit stairways. The connection between the backbone cable and the antenna
cables shall be made within an enclosure that matches the building’s fire-resistance
rating for shafts or interior exit stairways, and passage of the antenna distribution
cable in and out of the enclosure shall be protected as a penetration per the
International Building Code.
510.5.7 Identification Signs. Emergency responder radio coverage systems shall be
identified by an approved sign located on or near the Fire Alarm Control Panel or
other approved location stating “This building is equipped with an Emergency
Responder Radio Coverage System. Control Equipment located in room_____”.
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A sign stating “Emergency Responder Radio Coverage System Equipment” shall be
placed on or adjacent to the door of the room containing the main system
components.
510.6 Maintenance. The emergency responder radio coverage system shall be
maintained operational at all times in accordance with Sections 510.6.1 through
510.6. 7.
[W]510.6.1 Testing and proof of compliance. The owner of the building or owner’s
authorized agent shall have the emergency responder radio coverage system
inspected and tested annually or where structural changes occur including additions
or remodels that could materially change the original field performance tests. Testing
shall consist of the following items (1) through (7):
1. In-building coverage test as required by the fire marshal as described in
Section 510.5.3 “Acceptance test procedure” or 510.6.1.1 “Alternative in-
building coverage test”.
Exception: Group R Occupancy annual testing is not required within
dwelling units.
2. Signal boosters shall be tested to verify that the gain/output level is the same
as it was upon initial installation and acceptance or set to optimize the
performance of the system.
3. Backup batteries and power supplies shall be tested under load of a period of
1 hours to verify that they will properly operate during an actual power outage.
If within the 1-hour test period the battery exhibits symptoms of failure, the
test shall be extended for additional 1-hour periods until the integrity of the
battery can be determined.
4. If a fire alarm system is present in the building, a test shall be conducted to
verify that the fire alarm system is properly supervising the emergency
responder communication system as required in Section 510.4.2.5. The test
is performed by simulating alarms to the fire alarm control panel. The
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certifications in Section 510.5.2 are sufficient for the personnel performing this
testing.
5. Other active components shall be checked to verify operation within the
manufacturer’s specifications.
6. At the conclusion of the testing, a report, which shall verify compliance with
Section 510.6.1, shall be submitted to the fire marshal by way of the
department’s third-party vendor thecomplianceengine.com
7. At the conclusion of testing, a record of the inspection and maintenance along
with an updated grid diagram of each floor showing tested strengths in each
grid square and each critical area shall be added to the documentation
maintained on the premises in accordance with Section 510.5.3.
510.6.1.1 Alternative In-building coverage test. When the comprehensive test
documentation required by Section 510.5.3 is available, or the most recent full five-
year test results are available if the system is older than six years, the in-building
coverage test required by the fire marshal in Section 510.6.1(1), may be conducted
as follows:
1. Functional talk-back testing shall be conducted using two calibrated portable
radios of the latest brand and model used by the agency’s radio
communications system or other equipment approved by the fire
marshal. Testing shall use Digital Audible Quality (DAQ) metrics, where a
passing result is a DAQ of 3 or higher. Communications between handsets in
the following locations shall be tested: between the fire command center or
fire alarm control panel and a location outside the building; between the fire
alarm control panel and each landing in each stairwell.
2. Coverage testing of signal strength shall be conducted using a calibrated
spectrum analyzer for:
(a) Three grid areas per floor. The three grid areas to be tested on
each floor are the three grid areas with poorest performance in the
acceptance test or the most recent annual test, whichever is more recent;
and
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(b) Each of the critical areas identified in acceptance test
documentation required by Section 510.5.3, or as modified by the fire
marshal, and
(c) One grid square per serving antenna.
3. The test area boundaries shall not deviate from the areas established at the
time of the acceptance test, or as modified by the fire marshal. The building
shall be considered to have acceptable emergency responder radio coverage
when the required signal strength requirements in 510.4.1.1 and 510.4.1.2
are located in 95 percent of all areas on each floor of the building and 99
percent in Critical Areas, and any non-functional serving antenna are repaired
to function within normal ranges. If the documentation of the acceptance test
or most recent previous annual test results are not available or acceptable to
the fire marshal, the radio coverage verification testing described in 510.5.3
shall be conducted.
510.6.2 Additional frequencies. The building owner shall modify or expand the
emergency responder radio coverage system at his or her expense in the event
frequency changes are required by the FCC or other radio licensing authority, or
additional frequencies are made available by the FCC public safety radio system
operator or FCC license holder. Prior approval of a public safety radio coverage
system on previous frequencies does not exempt this section.
510.6.3 Nonpublic safety system. Where other nonpublic safety amplification
systems installed in buildings reduce the performance or cause interference with the
emergency responder communications coverage system, the nonpublic safety
amplification system shall be corrected or removed.
510.6.4 Field testing. Agency personnel shall have the right to enter onto the
property at any reasonable time to conduct field testing to verify the required level of
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radio coverage or to disable a system that due to malfunction or poor maintenance
has the potential to impact the emergency responder radio system in the region.
15.36A.041 Section Chapter 903 amended – Automatic sprinkler systemsFire
protection and life safety systems.
Chapter 9 of the International Fire Code, entitled “Fire Protection and Life Safety
Systems,” is adopted with the following amendments:
A. Construction documents. Section 901.2 of the International Fire Code, entitled
“Construction documents,” is amended by adding the following new subsection:
Section 901.2.2 Plans. In addition to the requirements in the building and fire codes,
all plans for automatic fire extinguishing systems, including sprinkler system
underground piping, shall bear the stamp and signature of a Washington State
professional engineer who is registered as qualified in fire protection engineering, or
registered as a certified sprinkler contractor through the Washington State Fire
Marshal’s Office, or as approved by the fire code official.
B. Fire Areas. Section 901.4.3 of the International Fire Code, entitled “Fire areas,” is
amended by adding the following new subsection:
Sec. 901.4.3.1 Fire Area Applicability. For purposes of this chapter, a “fire wall,” “fire
barrier,” or “horizontal assembly” shall only be considered to separate a building so
as to not exceed the limits established for requiring an automatic fire extinguishing
system and only upon approval of the building official and/or the fire code official.
C. General. Section 903.1 of the International Fire Code, entitled “General,” is
amended by substituting with the following:
903.1 General. Automatic sprinkler systems shall comply with this section.
Systems shall be installed and maintained in an operable condition as specified
in this chapter in the following locations as determined by the building and fire
code official:
Commented [JK29]: No proposed language change.
Moved from 15.38A.041F.
Commented [JK30]: Moved from 15.38A.041E. Minor
language modification included for clarity.
Commented [JK31]: Moved from 15.38A.041A B C D G.
Minor language modifications included for clarity.
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a. All new buildings that do not have adequate fire flow to achieve the minimum
fire flows required by the city of Auburn design standards or do not have
adequate emergency fire vehicle access as required in the fire code and as
determined by the fire code official. Additional fire suppression or other safety
measures may be required when additional fire flows are required by the fire
code official as referenced in Appendix B of the International Fire Code.
b. All new buildings except those classed as Group R-3 and Group U, when any
of the following occur:
1. The building has more than 10,000 square feet of floor area, or is higher
than 30 feet, or requires more than 2,500 gallons per minute of fire flow.
c. All new buildings that contain more than 8,000 square feet of Group A
occupancies.
d. All buildings which undergo any alteration, or repair which changes the
character of the occupancy or use and which increases the fire or life safety or
structure hazard.
e. All buildings which undergo any additions that increase the floor area of a
building beyond the thresholds above. For such additions, exiting building areas
shall comply with this chapter.
AD. Automatic Sprinkler Systems – Speculative Use Warehouses. Section
903.2.11 of the International Fire Code, entitled “Specific buildings areas and
hazardsAutomatic Sprinkler Systems,” is amended by adding the following new
subsections: 903.2.11.1.4 and 903.7:
Sec. 903.2.11.1.4 Speculative use warehouses. Where the occupant, tenant, or
use of the building or storage commodity has not been determined or it is
otherwise a speculative use warehouse or building, the automatic sprinkler
system shall be designed and installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
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2. The density shall be not less than that for class IV non-encapsulated
commodities on wood pallets, with no solid, slatted, or wire mesh shelving,
and with aisles that are 8 feet or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the
structural engineer of record shall provide written verification approving of the
point and dead loads.
E. Automatic sprinkler riser rooms. Section 903 of the International Fire Code,
entitled “Automatic Sprinkler Systems,” is amended by adding the following new
subsection:
Sec. 903.7. Automatic sprinkler riser rooms. All automatic sprinkler system
risers shall be located in a dedicated room. The room enclosure shall meet
minimum code requirements for applicable fire resistive ratings and be
provided with an exterior door, lighting, and heat, and a smoke barrier
ceiling. This requirement shall include any NFPA 13, and 13R fire sprinkler
systems.
EXCEPTION: Fire sprinkler systems installed according to the IRC shall have
an approved location for the riser13D single family dwellings or Townhomes
defined within the IRC.
15.36A.045 Section 3205 amended – Housekeeping and maintenance.
A. Automatic Sprinkler Systems – Speculative Use Warehouses. Section 903 of the
International Fire Code, entitled “Automatic Sprinkler Systems,” is amended by adding
the following new subsections 903.2.9.3 and 903.7:
Commented [JK32]: Moved from 15.38A.051.
Commented [JK33]: Updated for clarity and to add
specific requirement that sprinkler riser rooms require a
ceiling.
Commented [JK34]: Updated to clarify that IRC project
(single family dwellings and Townhomes) applications do
not require a riser room in accordance with IFC but are
required to have an approved location.
Commented [JK35]: Redundant section, previously
adopted in 15.36A.041 above.
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Sec. 903.2.9.3. Speculative use warehouses. Where the occupant, tenant, or
use of the building or storage commodity has not been determined or it is
otherwise a speculative use warehouse or building, the automatic sprinkler
system shall be designed and installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
2. The density shall be not less than that for class IV non-encapsulated
commodities on wood pallets, with no solid, slatted, or wire mesh shelving, and
with aisles that are 8 feet or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the
structural engineer of record shall provide written verification approving of the
point and dead loads.
Sec. 903.7. Automatic sprinkler riser rooms. All automatic sprinkler system
risers shall be located in a dedicated room with an exterior door, lighting and
heat. This requirement shall include any NFPA 13, 13R and 13D systems which
serve more than one (1) dwelling unit or unit of occupancies.
EXCEPTION: 13D single family dwellings or Townhomes defined within the
IRC.
B. International Fire Code Section 3205 is amended to read as follows:
3205.6.1 – Signage.
Facilities designed in accordance with this section shall include the appropriate
signage (as shown below) and shall be properly posted.
Example of approved signage required for use of Section 3205.6.1, as
amended:
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1. This sign must be posted prior to building being stocked and/or occupied.
2. Mount signs at 50'0" O.C. on all walls starting 25'0" from any exterior corner;
also on two sides of each column or other location approved by the fire marshal.
3. Signage required on end of racks, if installed.
4. In accordance with the International Fire Code as amended. (Ord. 6601 § 19,
2016.)
NEW SECTION 15.36A.051 Section 6107 amended – Safety Precautions and
Devices
International Building Code Section 6107 is amended by adding the following new
subsections:
Sec. 6107.5 Protecting containers from displacement. LP-gas containers greater
than or equal to 125-gallons must be anchored or strapped to prevent lateral
displacement. Anchors or straps must be an approved, listed device. Methods of
securing LP-gas containers 2,000-gallons or greater must be designed by a
licensed professional.
Sec. 6107.6 Earthquake shut-off valves. LP-gas containers greater than or equal
to 125-gallons must be protected with an approved, listed earthquake shut-off
device.
6107.7 Non-compliant installed LP-gas containers. Existing, non-compliant LP-
gas containers must be upgraded to comply with sections 6107.5 and 6107.6
when accessory to a building undergoing a change in use or when tank is
replaced or modified.
Commented [JK36]: Proposed new additional
amendments to address potential safety concerns for liquid
petroleum gas tanks of 125-gallons or more. Staff is
proposing additional measures beyond the minimums
required by State adopted codes to include additional
measures to secure tanks and incorporate automatic shutoff
valve for seismic events.
Note that staff is not currently recommending these
requirements be retroactive for existing tanks but propose
that they apply to existing tanks for future replacement,
modification, or associated building change of use.
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15.36A.063 Appendix D amended – Fire apparatus access roads.
A. Sections, D104, D105, D106 and D107 of Appendix D of the International Fire Code,
entitled “Fire Apparatus Access Roads,” is are adopted with the following amendments:
additions to sections D104, D106 and D107:
Sec. D104.3.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
Sec. D106.3.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
Sec. D107.2.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
B. In case of conflict between the requirements contained in Appendix D of the
20158 International Fire Code, and the City of Auburn Design Standards, the
requirements of the City of Auburn Design Standards shall govern.
NEW SECTION 15.36A.067 Appendix L amended – Requirements for Fire Fighter
Air Replenishment Systems
Appendix L of the International Fire Code entitled “Requirements for Fire Fighter Air
Replenishment Systems” is adopted with the following amendment:
A. Section L101.1 Scope. is deleted in its entirety and is replaced with the following:
L101.1 Scope. Fire fighter air replenishment systems (FARS) shall be provided in
accordance with this appendix in all new buildings meeting the IBC definition of a high-
rise building.
Commented [JK37]: Added additional guidance regarding
remote access requirements for commercial, multi-family,
and residential applications where required remote access
cannot be achieved.
Note that Appendix D is considered an optional reference
not adopted by the State and is subject to jurisdictional
adoption/modification.
Commented [JK38]: Proposing adoption of Appendix K as
recommended by the Valley Regional Fire Authority.
Additional amendment proposed to clarify the applicability
of this requirement is for “high-rise building” applications
defined by the IBC as buildings with an occupied floor 75-ft
or greater from the lowest level of fire department vehicle
access.
Note that there are no existing or currently proposed
projects within the city limits that meet this definition.
Proposed adoption is intended to be in place for potential
high-rise development in the future.
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15.36A.091 Fire alarm and detection systems.
A. International Fire Code Chapter 9 is amended to read as follows:
907.1.3 Equipment. Equipment systems and their components shall be listed
and approved for the purposes for which they were installed. All new systems
shall be addressable. Each device shall have its own address and annunciate
individual device addresses at a UL Central Station.
907.1.4 Approved Fire Alarm and Detection Systems. In addition to any
requirement of 907.2 or 907.3, all new buildingsoccupancies exceeding 5,000
square feet gross floor area or additions increasing the total area to greater than
5,000 square feet shall be required to provide an approved automatic fire
detection and alarm system. Fire walls shall not be considered to separate a
building to enable deletion of the required fire detection system.
EXCEPTIONS:
1. Group “U” Occupancies.
2. Occupancies protected throughout by an approved monitored automatic
sprinkler system may delete heat and smoke detectors from the system.
32. One and Two Family residences.
907.5.2.3.1 Employee Work Areas. Visible and audible alarm notification
appliances shall be provided in employee work areas.
B. For purposes of this chapter, a “fire wall,” “fire barrier,” or “horizontal assembly”
shall not be considered to separate a building so as to avoid the required automatic
fire alarm and detection system. A building shall have a minimum distance of five
feet from any point of the building to any point of another building and from the
property line in order to be considered a separate building. (Ord. 6601 § 21, 2016;
Ord. 6310 § 16, 2010; Ord. 6104 § 14, 2007.)
Commented [JK39]: Clarification that alarm
requirements of this section is not retroactive but applies to
new construction and additions. As written, it is open to
interpretation about whether it is retroactive.
Commented [JK40]: Proposed removal of this exception
as recommended by VRFA. The was intended to offer an
exception to required detection systems inside interior
environments that could result in false trigger of sprinkler
system. However blanket exception has resulted in
situations unintended by code. The IFC offers opportunities
for exception to heat and smoke detection for certain uses
that are more appropriate.
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EXHIBIT F
Fire Protection Requirements
15.38A.021 General.
A. Automatic fire extinguishing systems shall be installed in accordance with this
chapter or as approved by both the building official and fire code official.
B. The location of fire department hose connections shall be located within 50 feet
of and no closer than five feet of an approved water supply and the connection shall
be located on the same side of the fire access roadway as the approved water
supply and must be approved by the fire code official.
C. Buildings used for high piled combustible storage shall comply with the fire
protection requirements of the fire code and Chapter 15.36A ACC.
D. For additional provisions on special hazards see the fire code and building code
for requirements.
15.38A.041 Application.
An automatic fire extinguishing system shall be installed and maintained in an operable
condition as specified in this chapter in the following locations:
A. All new buildings that do not have adequate fire flow or do not have adequate
emergency fire vehicle access as required in the fire code and as determined by the fire
code official.
B. All new buildings except those classed as Group R, Division 3 and Group U, when:
1. The building has more than 10,000 square feet of floor area, or is higher than 30
feet, or requires more than 2,500 gallons per minute of fire flow.
C. All new buildings that contain more than 8,000 square feet of Group A occupancies
and in:
Commented [JK41]: Proposed for removal. Already
addressed through IFC and 15.36A.041.
Commented [JK42]: Proposed for removal. Already
addressed through Auburn Design Standards 7.01.6.2
Commented [JK43]: Proposed for removal. Already
addressed through IFC.
Commented [JK44]: Proposed for removal. Already
addressed through IFC.
Commented [JK45]: These elements moved to
15.36A.041
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1. All enclosed usable space below or over a stairway in Group A, 1 through 5
occupancies.
D. Additions, Alterations and Repairs. For the purpose of this chapter, any alteration or
repair which changes the character of the occupancy or use, and which increases the
fire or life safety or structural hazards, shall comply with the requirements of this chapter
and:
1. Any additions that increase the floor area of a building shall require that the
entire building comply with this chapter; and
2. These determinations shall be made by the building official and the fire code
official.
E. For purposes of this chapter, a “fire wall,” “fire barrier,” or “horizontal assembly”
shall only be considered to separate a building so as to avoid the required automatic fire
extinguishing system upon approval of the building official and/or the fire code official.
F. Plans. In addition to the requirements in the building and fire codes, all plans for
automatic fire extinguishing systems, including sprinkler system underground piping,
shall bear the stamp and signature of a Washington State professional engineer who is
registered as qualified in fire protection engineering, or registered as a certified sprinkler
contractor through the Washington State Fire Marshal’s Office, or as approved by the
fire code official.
G. When the fire code official determines that fire flows required by the city of Auburn
design standards cannot be achieved, or determines additional fire flows are required
by referencing Appendix B of the 2015 International Fire Code, additional fire
suppression or other safety measures may be required.
H. Conflict. In case of conflict between the requirements contained in Chapter 15.08A
ACC and this chapter, the requirements of this chapter shall govern and prevail. (Ord.
6601 § 22, 2016; Ord. 6310 § 18, 2010; Ord. 5874 § 12, 2004.)
15.38A.051 Automatic sprinkler systems – Speculative use warehouses. Commented [JK46]: These elements moved to
15.36A.041.
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Section 903 of the International Fire Code, entitled “Automatic Sprinkler Systems,” is
amended by adding the following new subsection 903.2.9.3:
Sec. 903.2.9.3 Speculative use warehouses. Where the occupant, tenant, or
use of the building or storage commodity has not been determined or it is
otherwise a speculative use warehouse or building, the automatic sprinkler
system shall be designed and installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
2. The density shall be not less than that for class IV non-encapsulated
commodities on wood pallets, with no solid, slatted, or wire mesh shelving, and
with aisles that are 8 feet or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the
structural engineer of record shall provide written verification approving of the
point and dead loads.
(Ord. 6310 § 19, 2010; Ord. 5874 § 12, 2004.)
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EXHIBIT G
Moving Buildings
15.48.040 Permit – Application – Form.
The application shall be made in writing, upon forms provided by the department of
community development and public works department, and shall be filed with the
department of community development and public works department. (Ord. 6601 § 24,
2016; Ord. 6310 § 22, 2010; Ord. 2856 § 2, 1974; 1957 code § 2.14.030(A).)
Commented [JK47]: Updated to clarify applicable
department.
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EXHIBIT H
International Property Maintenance Code
Chapter 15.20
PROPERTY MAINTENANCE CODE AND VACANT PROPERTY MANAGEMENT
Sections:
15.20.010 Vacant property registration Adoption of international property
maintenance code.
15.20.020 Appendices adopted.
15.20.030 Sections 103.1 and 103.5 amended.
15.20.040 Sections 107.2 and 107.3 amended.
15.20.050 Section 110 amended – Demolition.
15.20.060 Section 111 amended – Means of appeal.
15.20.070 Sections 112.2 and 112.4 amended – Stop work order.
15.20.080 Sections 302.4 and 304.14 amended – General requirements.
15.20.090 Sections 602.3 and 602.4 amended – Mechanical and electrical requirements.
15.20.100 Vacant property registration.(Ord . 6744, 6708 § 6, 2018.)
NEW SECTIION 15.20.010 Adoption of International Property Maintenance Code.
The International Property Maintenance Code adopted in Chapter 15.06 shall be on file
in the office of the City Clerk. The code as amended in this chapter shall govern over the
published provisions of that code. Where the International Property Maintenance Code
references the code official, that shall refer to and be construed to mean the building
official as used in the city code. Unless the context clearly indicates otherwise, the terms
“code official” and “building official” shall be synonymous.
NEW SECTION 15.20.020 Appendices Adopted.
International Property Maintenance Code Appendix Chapter A, Boarding Standard, is
hereby adopted. A copy of the International Property Maintenance Code Appendix
Chapter A, Boarding Standard, shall be on file in the office of the city clerk.
Commented [JK48]: Moved from 15.06 as previously
discussed. No language changes proposed.
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NEW SECTION 15.20.030. Sections 103.1 and 103.5 amended.
Sections 103.1 and 103.5 of the International Property Maintenance Code are amended
to read as follows:
103.1 Department of property maintenance inspection. The department of
community development and public works is responsible for implementation and
enforcement of the International Property Maintenance Code.
103.5 Fees. The fees for activities and services performed by the city in carrying
out its responsibilities under this code, including hearings conducted by the hearing
examiner, shall be as indicated in the city of Auburn fee schedule.
NEW SECTION 15.20.040 Sections 107.2 and 107.3 amended.
Sections 107.2 and 107.3 of the International Property Maintenance Code are amended
to read as follows:
107.2 Notices and orders. Such notice prescribed in Section 107.1 shall be in
accordance with the provisions of Chapter 1.25 regarding the form of notices.
107.3 Method of service. Notices shall be deemed to be property served if
delivered in accordance with the provisions of Chapter 1.25 regarding the method
of services of notices.
NEW SECTION 15.20.050 Section 110 amended – Demolition.
International Property Maintenance Code Section 110.1 is amended to read as follows:
Section 110.1 General. The code official shall order the owner or owner’s
authorized agent of any premises upon which is located any structure, which in the
code official’s or owner’s authorized agent judgment after review is so deteriorated
or dilapidated or has become so out of repair as to be dangerous, unsafe,
insanitary or otherwise unfit for human habitation or occupancy, and such that it is
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unreasonable to repair the structure, to demolish and remove such structure; or if
such structure is capable of being made safe by repairs, to repair and make safe
and sanitary, or to board up and hold for future repair or to demolish and remove
at the owner’s option; or where there has been a cessation of normal construction
of any structure for a period of more than two (2) years, the code official shall order
the owner or owner’s authorized agent to demolish and remove such structure, or
board up until future repair. Unless the code official determines that other
measures are appropriate based on the circumstances, boarding the building up
for future repair shall comply with appendix A and the structure shall not remain
boarded beyond thirty (30) days, except where a non-opaque material is used that
provides the same level of security as provided by the requirements of Appendix
A, the boarding may remain in place for no more than one year. Timeframe
extensions may be approved by the code official.
NEW SECTION 15.20.060. Section 111 amended – Means of appeal.
Section 111 of the International Property Maintenance Code is deleted in its entirety and
is replaced with the following:
111 Means of appeal. Any person directly affected by a decision of the code official
or a notice or order issued under the international property maintenance code shall
have the right to appeal the decision, notice, or order, accept notices to correct
and the notices described in section 107. The means for appealing shall be that
provided in ACC 15.07.130, as hereafter amended.
NEW SECTION 15.20.070. Sections 112.2 and 112.4 amended – Stop work order.
Sections 112.2 and 112.4 of the International Property Maintenance Code are amended
to read as follows:
112.2 Issuance. The provisions of Auburn City Code Chapter 1.25 regarding stop
work orders shall govern the issuance of a stop work order under this code.
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112.4 Failure to comply. The provisions of Auburn City Code Chapter 1.25 shall
govern the enforcement of stop work orders and the penalty for failing to comply
with an order.
NEW SECTION 15.20.080. Sections 302.4 and 304.14 amended – General
requirements.
Sections 302.4 and 304.14 of the International Property Maintenance Code are amended
to read as follows:
302.4 Weeds. Premises and exterior property shall be maintained free from weeds
or plant growth in excess of six inches. Noxious weeds shall be prohibited. Weeds
shall be defined as all grasses, annual plants and vegetation, other than trees or
shrubs provided; however, this term shall not include cultivated flowers and
gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy
weeds after service of a notice of violation, they shall be subject to prosecution in
accordance with Section 106.3 and as prescribed by the authority having
jurisdiction. Upon failure to comply with the notice of violation, any duly authorized
employee of the jurisdiction or contractor hired by the jurisdiction shall be
authorized to enter upon the property in violation and cut and destroy the weeds
growing thereon, according to the abatement process contained in ACC 8.12, and
the costs of such removal shall be paid by the owner or agent responsible for the
property.
304.14 Insect Screens. During the period from April 1 to October 31, every door,
window and other outside opening required for ventilation of habitable rooms, food
preparation areas, food service areas or any areas where products to be included
or utilized in food for human consumption are processed, manufactured, packaged
or stored shall be supplied with approved tightly fitting screens of minimum 16
mesh per inch (16 mesh per 25 mm) and every screen door used for insect control
shall have a self-closing device in good working condition.
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NEW SECTION 15.20.090. Sections 602.3 and 602.4 amended – Mechanical and
electrical requirements.
Sections 602.3 and 602.4 of the International Property Maintenance Code are amended
to read as follows:
602.3 Heat Supply. Every owner and operator of any building who rents, leases or
lets one or more dwelling units or sleeping units on terms, either expressed or
implied, to furnish heat to the occupants thereof shall supply heat during year-
round to maintain a minimum temperature of 68°F (20°C) in all habitable rooms,
bathrooms and toilet rooms.
Exceptions:
a. When the outdoor temperature is below the winter outdoor design temperature
for the locality, maintenance of the minimum room temperature shall not be
required provided that the heating system is operating at its full design capacity.
The winter outdoor design temperature for the locality shall be as indicated in
Appendix D of the International Plumbing Code.
b. In areas where the average monthly temperature is above 30°F (-1°C), a
minimum temperature of 65°F (18°C) shall be maintained.
602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied
with heat year-round to maintain a minimum temperature of 65°F (18°C) during the
period the spaces are occupied.
Exceptions:
a. Processing, storage and operation areas that require cooling or special
temperature conditions.
b. Areas in which persons are primarily engaged in vigorous physical activities.
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EXHIBIT I
Land Clearing, Filling and Grading
15.74.050 Exemptions.
A. The following are exempt from the requirements of this chapter:
1. Removal of dead or diseased trees, shrubs, or ground cover.
2. EE Clearing and grading not to exceed 6,999 square feet of area within
individual lots, for the purpose of the construction of a single-family home or
duplex, provided a building permit has been issued by the city prior to
commencing the clearing and grading activities and construction of the structure
starts within 90 days of commencing clearing and grading activities.
4. The removal of up to six trees per lot within any 12-month period, or for lots
greater than one acre, up to six trees per acre within any 12-month period, with
fractional acres of one-half acre or more considered to be a whole acre.
5. Clearing and grading for the construction and maintenance of public facilities
as approved by the city engineer to include water, sanitary sewer, streets,
highways, storm drainage and related facilities.
6. Removal of trees, shrubs, and ground cover in emergency situations involving
immediate danger to life or property.
7. Routine landscape maintenance and minor repair.
8. Removal of trees and vegetation consistent with an approved surface mining
permit.
9. Removal of a tree from property zoned residential that endangers a
permanent structure by being closer to the structure than the distance from the
base of the tree to its top, regardless of whether the tree is located on the same
property as the structure.
10.EUpon approval of the city engineer or designee, clearing and grading not to
exceed 500 cubic yards consisting of excavations of less than five feet in vertical
depth and/or fills less than eight inches of vertical depth.
11. Upon approval of the city engineer or designee, the temporary stockpiling of
less than 500 cubic yards, combined, of topsoils, crushed rock, sawdust, mulch,
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bark, chips, or similar materials on a lot, tract, or parcel of land for a period not to
exceed 12 months; provided, that the stockpile has adequate coverage to
prevent erosion.
12. Upon approval of the city engineer or designee, the temporary stockpiling of
organic or inorganic materials used in an approved construction project, provided
the use, location, duration, and extent of the stockpile was disclosed through the
environmental or development review process. In no case shall a temporary
stockpile remain beyond a 24-month period.
13. The New plus replaced hardcreation of impervious surfaces which have a
surface area less than 2,000 square feet.
14. Emergency temporary sandbagging, diking, ditching, filling or similar work
during or after periods of extreme weather conditions when done to protect life or
property, provided such measures do not adversely impact adjacent properties or
public facilities.
B. An exemption from clearing, filling, and grading permit requirements does not
exempt a property owner from the policies, criteria, and standards contained in this
chapter or other applicable local, state, or federal regulations or permit requirements.
C. The property owner is responsible to ensure that clearing of any trees that are within
striking distance of a structure or have the potential to cause damage to others is
performed by a licensed and bonded contractor. (Ord. 6617 § 20, 2016; Ord. 6601 § 33,
2016; Ord. 6283 § 14, 2009; Ord. 6146 § 1, 2007; Ord. 4861 § 1, 1996; Ord. 4266 § 1,
1988.)
1Note: This section identifies exceptions internal to this chapter. The listed exceptions
set forth herein do not preclude the application of requirements of other chapters of the
city code thereto.
Commented [JK49]: Minor change proposed to be
consistent with Auburn Engineering Design Standards.
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EXHIBIT A
General Provisions
15.04.080 Violation – Penalty.
Unless another penalty is expressly provided by the chapters of this title, the codes
adopted by this title, or other law any violation of this title shall be enforced pursuant to
the provisions of Chapter 1.25 ACC. (Ord. 6601 § 3, 2016; Ord. 4502 § 14, 1991; Ord.
3609 § 4, 1981.)
15.04.090 Enforcement.
Pursuant to ACC 15.07.030 the building official is authorized to enforce the provisions of
this title.
Recognizing the authority and responsibility vested in the director under the codes
adopted by this title, the building official is authorized to promulgate such rules, policies
and/or procedures as deemed necessary to carry out the intent of this title and provide
for the efficient operation of the permit process as it may be administered by the
building official and staff. In so doing, the building official may, from time to time, and
notwithstanding other provisions of this title:
A.Record with the county auditor’s office notices of building permit and/or land use
compliance related activity regarding a specific site, which, after reasonable efforts in
working with a property owner, is not brought into conformance with the provisions of
this title, or notices and orders as called for under the dangerous buildings code; and/or
B.Call upon the auburn police chief to assist in the enforcement of this title. The chief
or designee is authorized to issue criminal citations for violations of this title when
criminal sanctions are appropriate under the Auburn City Code. (Ord. 5874 § 2, 2004.)
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EXHIBIT B
International Codes
15.06.010 International codes and other standards adopted.
There is adopted by reference, upon the effective date of the ordinance codified in this
chapter and upon filing with the city clerk one copy thereof, the following described
chapters of the Washington Administrative Code, International Codes and standards,
and Uniform Plumbing Code and standards together with appendix chapters,
amendments, deletions and additions as set forth in this section or in the appropriate
chapters in this code.
A.International Building Code Adopted. The 2018 Edition of the International Building
Code, as published by the International Code Council, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-50 WAC, is adopted by
reference with amendments, deletions and additions thereto as provided in Chapter
15.08A ACC, Building Code.
B.International Residential Code Adopted. The 2018 Edition of the International
Residential Code, as published by the International Code Council, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-51 WAC, is
adopted by reference, excluding Chapter 11, “Energy Efficiency,” Chapters 25 through
33, “Plumbing,” and Chapters 34 through 43, “Electrical.”
C.International Mechanical Code Adopted. The 2018 Edition of the International
Mechanical Code, as published by the International Code Council, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-52 WAC, is
adopted by reference.
D.International Fire Code Adopted. The 2018 Edition of the International Fire Code, as
published by the International Code Council, as adopted and hereafter amended by the
State Building Code Council in Chapter 51-54A WAC, is adopted by reference with
amendments, deletions and additions thereto as provided in Chapter 15.36A ACC, Fire
Code.
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E.National Fuel Gas Code (NFPA 54) Adopted. The 2018 Edition of ANSI
Z223.1/NFPA 54 National Fuel Gas Code, as published by NFPA, as adopted and
hereafter amended by the State Building Code Council in Chapter 51-52 WAC, is
adopted by reference.
F.Liquefied Petroleum Gas Code (NFPA 58) Adopted. The 2018 Edition of the
Liquefied Petroleum Gas Code, as published by NFPA, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-52 WAC, is adopted by
reference.
G.International Fuel Gas Code Adopted. The 2018 Edition of the International Fuel
Gas Code, as published by the International Code Council, as adopted and hereafter
amended by the State Building Code Council in Chapter 51-52 WAC, is adopted by
reference.
H.Uniform Plumbing Code Adopted. The 2018 Edition of the Uniform Plumbing Code,
as published by the International Association of Plumbing and Mechanical Officials, as
adopted and hereafter amended by the State Building Code Council in Chapter 51-56
WAC, is adopted by reference, including Chapter 12, “Fuel Piping,” Chapter 15,
“Firestop Protection,” Appendix A, “Recommended Rules for Sizing the Water Supply
System,” Appendix B, “Explanatory Notes on Combination Waste and Vent Systems,”
Appendix C, “Alternate Plumbing Systems,” Appendix I, “Installation Standards,” and
those requirements of the Uniform Plumbing Code relating to venting and combustion
air of fuel-fired appliances as found in Chapter 5 and those portions of the code
addressing building sewers.
I.International Energy Conservation Code Adopted. The 2018 Edition of the
International Energy Conservation Code, as published by the International Code
Council, as amended by the State Building Code Council in Chapters 51-11C and 51-
11R WAC. The most current Washington State Energy Code as established under
Chapter 19.27A RCW (most recently amended in 2012). The Washington State Energy
Code, as adopted and hereafter amended by the State Building Code Council in
Chapters 51-11C and 51-11R WAC, is adopted.
J.International Property Maintenance Code Adopted. The 2018 Edition of the
International Property Maintenance Code, as published by the International Code
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Council, is adopted by reference subject to the deletions, exceptions and conditions in
Chapter 15.20 ACC.
K.International Swimming Pool and Spa Code Adopted. The 2018 Edition of the
International Swimming Pool and Spa Code, as published by the International Code
Council, excluding Chapter 4, “Public Swimming Pools,” Chapter 5, “Public Spas and
Public Exercise Spas,” and Chapter 6, “Aquatic Recreation Facilities,” is adopted by
reference.
L.International Existing Building Code Adopted. The 2018 Edition of the International
Existing Building Code, as published by the International Code Council, and hereafter
amended by the State Building Code Council in WAC 51-50-480101, is adopted.
M.International Green Construction Code Adopted. The 2018 Edition of the
International Green Construction Code, as published by the International Code Council,
is adopted by reference as an optional reference for developers who choose to utilize
elements of the code for guidance.
N.National Healthy Housing Standard Adopted. The 2014 edition of the National
Healthy Housing Standard, as published by the National Center for Healthy Housing, is
adopted by reference as a guideline and expression of intent to assist interpretation of
the codes adopted in this Chapter.
(Ord. 6744; Ord. 6615 § 17, 2016; Ord. 6601 § 4, 2016; Ord. 6469 § 1, 2013; Ord. 6310
§1, 2010; Ord. 6104 § 1, 2007; Ord. 5874 § 3, 2004; Ord. 5184 § 2, 1998; Ord. 4754
§2, 1995; Ord. 4566 § 5 (Exh. A), 1992.)
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EXHIBIT C
Construction Administrative Code
15.07.010 General.
A.Title. These regulations shall be known as the Construction Administrative Code of
the city of Auburn.
B.Scope. The provisions of this chapter shall apply to the administration of the
technical codes adopted in ACC 15.06 and by the state of Washington, and as listed:
1.
a.2018 International Building Code – Chapter 51-50 WAC;
b.2018 International Residential Code – Chapter 51-51 WAC;
c.2018 International Mechanical Code – Chapter 51-52 WAC;
d.2018 International Fire Code – Chapter 51-54A WAC;
e.2018 National Fuel Gas Code (NFPA 54) – Chapter 51-52 WAC;
f.2018 Liquefied Petroleum Gas Code (NFPA 58) – Chapter 51-52 WAC;
g.2018 International Fuel Gas Code – Chapter 51-52 WAC;
h.2018 Uniform Plumbing Code – Chapter 51-56 WAC;
i.2018 International Energy Conservation Code – Chapters 51-11C and 51-
11R WAC;
j.2018 International Property Maintenance Code;
k.2018 International Swimming Pool and Spa Code;
l.2018 International Existing Building Code;
m.2018 International Green Construction Code;
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n. 2014 ed. National Healthy Housing Standard.
2.Exceptions. The provisions of this code shall not apply to work located primarily
in a public way, public utility towers and poles and hydraulic flood control structures.
3.Definitions. For the purpose of this chapter, certain terms, phrases, words and
their derivatives shall have the meanings set forth in this subsection. Where terms
are not defined, they shall have their ordinary accepted meanings within the context
with which they are used. Webster’s Third International Dictionary of the English
Language, Unabridged, latest edition, shall be considered as providing ordinary
accepted meanings. Words used in the singular include the plural and the plural the
singular. Words used in the masculine gender include the feminine and the feminine
the masculine; provided, that any reference to “fire department” in this title or the
codes adopted hereunder shall be understood to include the Valley Regional Fire
Authority. (Ord. 6601 § 5, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 2, 2010; Ord.
6104 § 2, 2007; Ord. 5874 § 4(101), 2004.)
15.07.020 Conflicts between codes and applicability.
A.General. In case of conflict between codes referenced in ACC 15.07.010,where, in
any specific case, different sections of this code specify different materials, methods of
construction or other requirements, the hierarchy of the codes named in Chapter 19.F27
RCW shall govern. Otherwise, the most restrictive provision shall govern, or where
there is a conflict between a general requirement and a specific requirement, the
specific requirement shall be applicable. In the case of a conflict between the
International Green Construction Code and the City of Auburn design standards,
surface water manage manual, or construction standards, the City of Auburn standards
shall govern.
B.Other Laws. The provisions of this code shall not be deemed to nullify any provisions
of local, state or federal law.
C.Application of References. References to chapter or section numbers, or to
provisions not specifically identified by number, shall be construed to refer to such
chapter, section or provision of this code.
D.Referenced Codes and Standards – Conflict with chapter. The codes and standards
referenced in this code shall be considered part of the requirements of this code to the
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prescribed extent of each such reference. Where differences occur between provisions
of this code and referenced codes and standards, the provisions of this code shall
apply.
E.Partial Invalidity. In the event that any part or provision of this code is held to be
illegal or void, this shall not have the effect of making void or illegal any of the other
parts or provisions. (Ord. 6469 § 2, 2013; Ord. 6310 § 3, 2010; Ord. 6104 § 3, 2007;
Ord. 5874 § 4(102), 2004.)
15.07.030 Enforcement.
A.Enforcement agency. The department of community development is designated as
the agency responsible for enforcement of building codes, and the official in charge
thereof shall be known as the building official, and Section 103 of Chapter 1 of the 2018
International Building Code is amended consistent therewith.
B.Venue. Unless specifically directed or assigned otherwise, violations of or failures to
comply with any of the codes referenced by this chapter shall be prosecutable in the
court of limited jurisdiction authorized to hear cases of the city.
C.Penalties by class and category of offenses. Unless a different city penalty is
specifically provided for a violation of or failure to comply with any of the codes adopted
by the chapters of this title, violations of and failures to comply with the requirements of
the codes adopted by this chapter shall constitute offenses of the same description,
class and category of offense as are indicated in the adopted code. The penalty for any
such offense identified or identifiable as a misdemeanor for which no penalty is
specifically provided shall be punishable by imprisonment in the appropriate city or
county jail for a period of up to 90 days and a fine of up to $1,000, or by both such fine
and imprisonment. The penalty for any such offense identified or identifiable as a gross
misdemeanor for which no penalty is specifically provided shall be punishable by
imprisonment in the appropriate city or county jail for a period of up to one year and a
fine of up to $5,000, or by both such fine and imprisonment. The penalty for any such
offense identified or identifiable as an infraction for which no penalty is specifically
provided shall be punishable in accordance with ACC 1.25.050.
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D.Non-exclusive remedy. The penalty provisions hereof are in addition to other
enforcement and remedy provisions of the codes adopted by the chapters of this title.
(Ord. 6601 § 6, 2016; Ord. 6469 § 2, 2013; Ord. 5874 § 4(103), 2004.)
15.07.050 Permits.
A.Application for Permit. Applicants shall file an application in writing on a form
furnished by the department of community development for that purpose. Applications
determined by the building official to be in compliance with this section shall be deemed
as complete. Such application shall:
1.Identify and describe the work to be covered by the permit for which application
is made.
2.Describe the land on which the proposed work is to be done with the tax parcel
number assigned pursuant to RCW 84.40.160, and the street address, when
available.
3.Indicate the use, occupancy, and construction type for which the proposed work
is intended.
4.Be accompanied by construction documents and other information as required
in this code.
5.State the valuation of the proposed work.
6.Be signed by the applicant, or the applicant’s authorized agent.
7.Give such other data and information as required by the building official.
8.Include the property owner’s name, address, and phone number.
9.Include the prime contractor’s business name, address, phone number, current
state contractor registration number and city business license.
B.The information required on the building permit application of this section shall be
set forth on the building permit, approved construction documents, or on the inspection
record card which shall be posted at the construction site;
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1.The information required by this section and information supplied by the
applicant after the permit is issued shall be kept on record in the office where
building permits are issued and made available to any person on request in a
manner consistent with public disclosure requirements of the state.
2.If any of the information required by this section is not available at the time the
application is submitted, the applicant shall note what information is not available.
The unavailability of that information shall not cause the application to be deemed
incomplete for the purposes of vesting under this section. However, the applicant
shall provide the remaining information as soon as the applicant can reasonably
obtain such information. (Ord. 6601 § 7, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 4,
2010; Ord. 6266 § 1, 2009; Ord. 6104 § 4, 2007; Ord. 5874 § 4(105), 2004.)
15.07.080 Fees.
A.Work Performed without a Permit. An investigation fee, in addition to the permit fee,
may be collected. The investigation fee shall be equal to either the amount of the permit
fee required by this code or the cost of the labor to perform the investigation. The
payment of such investigation fee shall not exempt any person from compliance with all
other provisions of this code nor from any penalty prescribed by law.
B.Plan Review and Permit Fees.
1.When submittal documents are required by ACC 15.07.050, a plan review fee
shall be paid at the time of submitting the submittal documents for plan review. The
building official and/or the fire code official may have the option to charge a deposit
in lieu of the full plan review fee, if the full amount is not known at the time. Any plan
review deposit shall be applied toward the total plan review fee owed. The actual
permit fees and related plan review fee shall be determined upon completion of the
plan review and the balance owing shall be paid at the time of permit issuance. The
plan review fee shall be a separate fee from the permit fees specified in this section
and are in addition to the permit fees. When submittal documents are incomplete or
changed so as to require additional plan review or when the project involves
deferred submittal items as defined in IBC Section 107.3.4.2, an additional plan
review fee shall be charged at the rate shown in the fee code established by the
jurisdiction.
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2.Stock Plan Program. When plans are submitted under the “stock plan program,”
a plan review fee shall be paid at the time of application for each stock plan. The
building official may have the option to charge a partial deposit, in lieu of the full
plan review fee. All portions of fees paid as a deposit amount shall be applied to the
total plan review fees owed. The applicant shall be required to pay the balance of
amount owed for the plan review. Valuations used to compute the permit fees shall
include all options submitted with a registered plan. When a registered plan consists
of a number of plan options that can produce any number of similar but different
buildings, the building official may charge plan review fees based on each different
building configuration. Plan review fees shall be paid for at the time of application for
a building permit. The plan review fees specified in this subsection are separate
fees from the permit fees specified in the fee code, and are in addition to the permit
fees.
C.Refunds.
1.Application Fee Before Permit Issuance. The building official may authorize
refunding of not more than the full amount of the application or plan review fee paid,
less the current rate of the additional re-submittal fee adopted by the city of Auburn
fee schedule in effect at the time of request when an application for a permit for
which such fee has been paid is withdrawn or canceled before any plan reviewing is
done. The building official shall not authorize refunding of any fee paid except on
written application filed by the original permittee no later than 180 days after the
date of application.
2.Permit Fee Before Permit Issuance. The building official may authorize
refunding of not more than the full amount of the permit fee paid, less the current
rate of the additional re-submittal fee adopted by the city of Auburn fee schedule in
effect at the time of request when an application for a permit for which such fee has
been paid is withdrawn or canceled prior to issuance. The building official shall not
authorize refunding of any fee paid except on written application filed by the original
permittee no later than 180 days after the date of payment.
3.Permit Fee After Permit Issuance. The building official may authorize refunding
of any fee paid hereunder, which was erroneously paid or collected. When no work
has been done under a permit issued in accordance with this code, the building
official may authorize refunding of not more than the full amount of the permit fee
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paid, less the current rate of the additional resubmittal fee adopted by the city of
Auburn fee schedule; except that no refunds will be processed for permits 180 days
from date of issuance where no work has been done. (Ord. 6601 § 9, 2016; Ord.
6469 § 2, 2013; Ord. 6310 § 6, 2010; Ord. 6104 § 5, 2007; Ord. 5874 § (108),
2004.)
15.07.090 Inspections.
The city will conduct inspections as prescribed in the latest adopted copy of the
International Building Code with the exceptions as noted below:
A.IMC/UPC/IFGC/NEC Rough – in Inspection. Rough-in mechanical, gas piping,
plumbing and electrical shall be inspected when the rough-in work is complete and
under test. No connections to primary utilities shall be made until the rough-in work is
inspected and approved.
B.Energy Efficiency Inspection – Envelope.
1.Wall Insulation Inspection. To be made after all wall insulation and air vapor
retarder sheet or film materials are in place, but before any wall covering is placed.
2.Glazing Inspection. To be made after glazing materials are installed in the
building.
3.Exterior Roofing Insulation. To be made after the installation of the roof
insulation, but before concealment.
4.Slab/Floor Insulation. To be made after the installation of the slab/floor
insulation, but before concealment.
C.Special Inspections. In addition to the inspections specified above, the building
official is authorized to make or require special inspections above the requirements as
stated in Chapter 17 of the 2015 International Building Code for any type of work related
to the technical codes by an approved agency at no cost to the jurisdiction. (Ord. 6601
§10, 2016; Ord. 6469 § 2, 2013; Ord. 6310 § 7, 2010; Ord. 6104 § 6, 2007; Ord. 5874
§4(109), 2004.)
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15.07.100 Certificate of occupancy.
A.Use and Occupancy. No building or structure shall be used or occupied, and no
change in the existing occupancy classification of a building or structure or portion of the
building or structure shall be made until the building official has issued a certificate of
occupancy as provided for in this section. Issuance of a certificate of occupancy shall
not be construed as an approval of a violation of the provisions of this code or of other
ordinances of this jurisdiction.
B.Exception. Certificates of occupancy are not required for work exempt from permits
under Section 105.2 of the 2015 International Building Code and 2015 International
Residential Code or for R-3 and U occupancies.
C.The building official is authorized under ACC 12.66.080 to evaluate the condition of
public improvements that service and/or are adjacent to the lot upon which the building
has been constructed. For development projects that require public improvements and
the improvements remain incomplete or when the building activity has damaged
adjacent public sidewalks, landscaping, streets or utilities the building official is
authorized to withhold final inspection approval until the facilities are corrected and
completed. The building official with the city engineer’s approval may accept a bond or
other financial security to guarantee repair or completion of required public
improvements under special circumstances as determined by the city.
D.Section 111 of Chapter 1 of the 2015 International Building Code and International
Residential Code is hereby amended consistent therewith. (Ord. 6601 § 11, 2016; Ord.
6469 § 2, 2013; Ord. 6310 § 8, 2010; Ord. 5874 § 4(110), 2004.)
15.07.110 Maintenance.
A.Maintenance of Safeguards. Whenever or wherever any device, equipment, system,
condition, arrangement, level of protection, or any other feature is required for
compliance with the provisions of this code, or otherwise installed, such device,
equipment, system, condition, arrangement, level of protection, or other feature shall
thereafter be continuously maintained in accordance with this code and applicable
referenced standards. Such device, equipment, system, condition, arrangement, level of
protection, or any other feature shall be maintained in accordance with the currently
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adopted International Property Maintenance Code and associated adopted codes. (Ord.
6469 § 2, 2013; Ord. 5874 § 4(111), 2004.)
15.07.130 Appeals – Hearing examiner.
In order to hear and decide appeals of orders, decisions or determinations made by the
building official or fire code official relative to the application and interpretation of this
code, there shall be and is hereby created a board of appeals consisting of the city of
Auburn’s appointed hearing examiner.
A.Appeal to Hearing Examiner.
1.Appointment and Term. In order to hear and decide appeals of orders, decisions
or determinations made by the building official relative to the application and
interpretation of this code, except as provided in Chapter 70.92 RCW, a hearing
examiner shall be appointed by the mayor as provided elsewhere in this code.
2.Duties. The examiner shall conduct an appeal hearing as provided herein, enter
findings of fact and conclusions of law based upon those facts and a decision which
is final action subject to appeal as provided herein.
3.Conflict of Interest. The examiner shall not conduct or participate in any hearing
or decision in which the examiner has a direct or indirect personal interest which
might exert such influence upon the examiner that might interfere with their
decision-making process. Any actual or potential conflict of interest shall be
disclosed by the hearing examiner to the parties immediately upon discovery of
such conflict. Participants in the hearing process have the right, insofar as possible,
to have the examiner free from personal interest or pre-hearing contacts on issues
considered by them. It is recognized that there is a countervailing public right to free
access to public officials on any matter. If such personal or pre-hearing interest
contact impairs the examiner’s ability to act on the matter, the hearing examiner
shall state and shall abstain therefrom to the end that the proceeding is fair and has
the appearance of fairness, unless all parties agree in writing to have the matter
heard by said examiner. If all parties do not agree and the hearing examiner must
abstain, the mayor shall be notified and the mayor shall appoint a hearing examiner
pro tem to sit in the hearing examiner’s stead.
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4.Freedom from Improper Influence. No council member, city official, or any other
person shall attempt to interfere with or improperly influence the examiner or
examiner pro tempore in the performance of their designated duties.
5.Duties of the Examiner – Applications and Decisions. For cases and actions as
prescribed by ordinance, the examiner shall receive and examine available
information, conduct public hearings, prepare a record thereof, and enter findings of
fact, conclusions based upon those facts, and a decision. As provided herein, such
decision is final action subject to appeal as provided herein.
6.Application of Appeal and Filing Fee – Form of Appeal. Any person receiving a
decision or determination made by the building official relative to the application and
interpretation of this code may appeal such determination or decision under this
code within 20 calendar days of receipt of the decision, or by the end of the
following business day when the 20th day falls on a non-business day, by paying the
filing fee as set forth in the city of Auburn fee schedule and filing with the
department of community development a written application of appeal containing:
a.A heading in the words: “Before the Hearing Examiner of the City of
Auburn.”
b.A caption reading: “Appeal of Building Official or Fire Code Official Decision
or Determination,” giving the names of all appellants participating in the appeal.
c.A brief statement setting forth the legal interest of each of the appellants in
the building or the land involved in the determination or decision.
d.A brief statement in ordinary and concise language of the specific action
protested, together with any material facts claimed to support the contentions of
the appellant.
e.A brief statement in ordinary and concise language of the relief sought and
the reasons why it is claimed the protested action should be reversed, modified
or otherwise set aside.
f.The signatures of all parties named as appellants and their official mailing
addresses.
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g.The verification (by declaration under penalty of perjury) of at least one
appellant as to the truth of the matters stated in the appeal.
7.Processing Application of Appeal. Upon receipt of any application of appeal filed
pursuant to this section together with the filing fee in the amount as set forth in the
city of Auburn fee schedule, the building official or fire code official shall, within two
working days of receipt of an application, determine whether the application is
complete. If complete, the application shall be accepted. If not complete, the
building official or fire code official shall request that the applicant provide additional
information as necessary to complete the application. The applicant shall be
advised of the date of acceptance of the application.
8.Scheduling and Noticing Appeal for Hearing. As soon as practicable after
acceptance of the written application of appeal, the examiner shall fix a date, time
and place for the hearing of the appeal. Such date shall be not less than 10 days
nor more than 90 days from the date the application of appeal was filed with the
building official or fire code official. Written notice of the time and place of the
hearing shall be given at least 10 days prior to the date of the hearing to each
appellant by the examiner either by causing a copy of such notice to be delivered to
the appellant personally or by mailing a copy thereof, postage prepaid, addressed to
the appellant at their address shown on the appeal.
9.Effect of Failure to Appeal. Failure of any person to file an appeal in accordance
with provisions of this section shall constitute a waiver of any right to an
administrative hearing and adjudication of the building official’s or fire code official’s
decisions or determinations.
10.Scope of Hearing on Appeal. Only those matters or issues specifically raised
by the appellant shall be considered in the hearing of the appeal.
11.Hearing Procedures.
a.Record. A record of the entire proceedings shall be made by tape recording
or by any other means of permanent recording determined to be appropriate by
the examiner.
b.Reporting. The proceedings at the hearing shall also be reported by a
phonographic reporter if requested by any party thereto. A transcript of the
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proceedings shall be made available to all parties upon request and upon
payment of the fee prescribed therefor. Such fees may be established by the
examiner, but shall in no event be greater than the cost involved.
c.Continuances. The examiner may grant continuances for good cause
shown.
d.Oaths – Certification. In any proceedings under this section, the examiner
has the power to administer oaths and affirmations and to certify to official acts.
e.Reasonable Dispatch. The examiner shall proceed with reasonable dispatch
to conclude any matter before it. Due regard shall be shown for the convenience
and necessity of any parties or their representatives.
f.Notice of Hearing. The notice to appellant shall be substantially in the
following form, but may include other information: “You are hereby notified that
a hearing will be held before (name of hearing examiner) at
_________________ on the ___ day of _______, 20__ at the hour of ____,
upon the notice and order served upon you. You may be present at the hearing.
You may present any relevant evidence and will be given full opportunity to
cross-examine all witnesses testifying against you. You may request the
issuance of subpoenas to compel the attendance of witnesses and the
production of books, documents or other things by filing an affidavit therefor with
(name of hearing examiner).”
g.Subpoenas.
i.The examiner may issue subpoenas for the attendance of witnesses or
the production of other evidence at a hearing upon the written demand of
any party. The issuance and service of such subpoena shall be obtained
upon the filing of an affidavit therefor which states the name and address of
the proposed witness; specifies the exact things sought to be produced and
the materiality thereof in detail to the issues involved; and states that the
witness has the desired things in their possession or under their control. A
subpoena need not be issued when the affidavit is defective in any
particular.
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ii.Penalties. Any person who refuses without lawful excuse to attend any
hearing or to produce material evidence in their possession or under their
control as required by any subpoena served upon such person as provided
for herein shall be guilty of a misdemeanor punishable as provided in ACC
1.24.010.
h.Conduct of Hearing.
i.Rules. Hearings need not be conducted according to the technical rules
relating to evidence and witnesses.
ii.Oral Evidence. Oral evidence shall be taken only on oath or affirmation.
iii.Hearsay Evidence. Hearsay evidence may be used for the purpose of
supplementing or explaining any direct evidence, but shall not be sufficient
in itself to support a finding unless it would be admissible over objection in
civil actions in courts of competent jurisdiction in this state.
iv.Admissibility of Evidence. Any relevant evidence shall be admitted if it is
the type of evidence on which responsible persons are accustomed to rely
in the conduct of serious affairs, regardless of the existence of any common
law or statutory rule which might make improper the admission of such
evidence over objection in civil actions in courts of competent jurisdiction in
this state.
v.Exclusion of Evidence. Irrelevant and unduly repetitious evidence shall
be excluded.
vi.Rights of Parties. Each party shall have these rights among others:
(A)To call and examine witnesses on any matter relevant to the issues
of the hearing;
(B)To introduce documentary and physical evidence;
(C)To cross-examine opposing witnesses on any matter relevant to
the issues of the hearing;
(D)To impeach any witness regardless of which party first called them
to testify;
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(E)To rebut the evidence against them;
(F)To represent themself or to be represented by anyone of their
choice who is lawfully permitted to do so.
vii.Official Notice.
(A)What May Be Noticed. In reaching a decision, official notice may
be taken, either before or after submission of the case for decision, of
any fact which may be judicially noticed by the courts of this state or
official records of departments and ordinances of the city.
(B)Parties to Be Notified. Parties present at the hearing shall be
informed of the matters to be noticed, and these matters shall be noted
in the record, referred to therein, or appended thereto.
(C)Opportunity to Refute. Parties present at the hearing shall be given
a reasonable opportunity, on request, to refute the official noticed
matters by evidence or by written or oral presentation of authority, the
manner of such refutation to be determined by the hearing examiner.
(D)Inspection of the Premises. The hearing examiner may inspect any
building or premises involved in the appeal during the course of the
hearing; provided, that (1) notice of such inspection shall be given to the
parties before the inspection is made, (2) the parties are given an
opportunity to be present during the inspection, and (3) or the hearing
examiner shall state for the record upon completion of the inspection the
material facts observed and the conclusions drawn therefrom. Each
party then shall have a right to rebut or explain the matters so stated by
the hearing examiner.
viii.Limitation of Testimony. The examiner has the right to limit the time a
witness may testify.
12.Form and Effective Date of Decision. The decision shall be in writing and shall
contain findings of fact, conclusions of law, a determination of the issues presented,
and the requirements to be complied with. A copy of the decision shall be delivered
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to the appellant personally or sent to them by certified mail, postage prepaid, return
receipt requested. The effective date of the decision shall be as stated therein.
13.Rights Granted – Right to Appeal. Nothing in this section shall be construed as
granting any right of judicial review which does not previously exist in law. The
decision of the examiner or examiner pro tem shall be final and exclusive. A writ of
review must be sought in the superior court of King or Pierce County, if at all, by an
aggrieved party or person.
14.Limitations of Authority. The examiner shall have no authority relative to
interpretation of the administrative provisions of this code or the technical codes nor
shall the examiner be empowered to waive requirements of this code or the
technical codes. (Ord. 6469 § 2, 2013; Ord. 6104 § 7, 2007; Ord. 5874 § 4, 2004.)
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EXHIBIT D
Building Code
15.08A.011 Adoption of international building code.
The 2018 International Building Code, as adopted and hereafter amended by the State
Building Code Council, and included in Chapter 51-50 WAC, is adopted as the building
code of the city; provided, that the amendments, deletions and additions thereto as
provided in this chapter shall govern over the published provisions of the International
Building Code. (Ord. 6601 § 12, 2016; Ord. 6469 § 3, 2013; Ord. 6310 § 10, 2010; Ord.
6104 § 9, 2007; Ord. 5874 § 6, 2004.)
15.08A.051 Section 516 added – Recyclable materials and solid waste storage.
A new Section 516 and Table No. 5-F are added to Chapter 5 of the International
Building Code to read as follows:
A. Recyclable Materials and Solid Waste Storage.
1. For the purpose of this section, the following definition shall apply: Recycled
Materials means those solid wastes that are separated for recycling or reuse,
such as papers, metals and glass.
2. All new buildings shall provide space in accordance with Table No. 5-F for the
storage of recycled materials and solid waste; EXCEPTION: Group R, Division 3
and Group U Occupancies.
3. The storage area shall be designed to meet the needs of the occupancy,
efficiency of pick-up, and shall be available to occupants and haulers.
4. Storage and Handling of Recyclables and Solid Waste shall comply with the
2003 Edition of the International Fire Code, Chapter 3, Section 304.
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TABLE NO. 5-F – RECYCLABLE MATERIALS AND SOLID WASTE
STORAGE AREA REQUIREMENT
OCCUPANCY AREA REQUIREMENTS
OFFICE 2 SF Per 1,000 SF of Gross Floor Area
RETAIL 5 SF Per 1,000 SF of Gross Floor Area
WHOLESALE 3 SF per 1,000 SF of Gross Floor Area
WAREHOUSE 3 SF per 1,000 SF of Gross Floor Area
INDUSTRIAL 3 SF Per 1,000 SF of Gross Floor Area
EDUCATIONAL 2 SF per 1,000 SF of Gross Floor Area
INSTITUTIONAL 2 SF Per 1,000 SF of Gross Floor Area
RESIDENTIAL Min. 12 SF Plus 1.5 SF Per Unit; One
Collection Area Per 30 Units located
within 200 feet
(Ord. 5874 § 6, 2004.)
15.08A.051 Section 903.1 amended – General.
International Building Code Section 903.1 is amended to read as follows:
Section 903.1 General. Fire extinguishing systems required in this code shall be
installed in accordance with the requirements of this section and Auburn City
Code 15.36A.
(Ord. 5874 § 6, 2004.)
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EXHIBIT E
Fire Code
15.36A.011 Adoption.
The 2018 Edition of the International Fire Code, as published by the International Code
Council, and as adopted and amended by the State Building Code Council in Chapter
51-54A WAC including Appendix D, “Fire Apparatus Access Roads,” Appendix E,
“Hazard Categories,” Appendix H, “Hazardous Materials Management Plan (HMMP)
and Hazardous Materials Inventory Statement (HMIS) Instructions,” and Appendix L,
“Requirements for Fire Fighter Air Replenishment,” is adopted by reference with the
amendments, additions, and deletions provided in this chapter. Chapter 15.38A ACC
and this chapter shall be controlling within the jurisdiction of the city. The manufacture,
storage, handling, sale, and use of fireworks shall be governed by Chapter 70.77 RCW
and by Chapter 212-17 WAC and Chapter 8.24 ACC, Fireworks, consistent with
Chapter 212-17 WAC. (Ord. 6601 § 17, 2016; Ord. 6469 § 5, 2013; Ord. 6310 § 13,
2010; Ord. 6104 § 11, 2007; Ord. 5874 § 10, 2004.)
NEW SECTION 15.36A.015 Section 105.3.2 Extensions amended
Chapter 1 of the International Fire Code entitled “Scope and Administration” is adopted
with the following amendment:
A. Section 105.3.2 Extensions. is deleted in its entirety and is replaced with the following:
105.3.2 Extensions. The fire code official is authorized to grant, in writing, one or more
extensions of time, for periods not more than 180 days each. The extension shall be
requested in writing and justifiable cause demonstrated.
15.36A.031 Fire service features.
Chapter 5 of the International Fire Code, entitled “Fire Service Features,” is adopted
with the following amendments:
A.Fire Apparatus Access Roads. Section 503 of the International Fire Code, entitled
“Fire Apparatus Access Roads,” is amended by substituting subsections 503.2, 503.3
and 503.4 with the following subsections:
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Sec. 503.2 Specifications. Fire apparatus access roads shall be installed and
arranged in accordance with the City of Auburn Engineering Design Standards as
applicable based on the type of access.
Sec. 503.3 Marking. Fire apparatus access roads may be established or
relocated at the time of plan review, pre-construction site inspection, and/or post
construction site inspection as well as any time during the life of the occupancy.
Fire apparatus access roads shall be identified in accordance with ACC
10.36.175. Means of identification shall be maintained in clean and legible
condition at all times and be replaced or repaired when necessary to provide
adequate visibility.
Sec. 503.4 Obstruction of fire apparatus access roads. Fire apparatus access
roads shall not be obstructed in any manner, including the parking of vehicles.
Widths and clearances established by the City of Auburn Engineering Design
Standards shall be maintained at all times.
Sec. 503.4.1 Traffic calming devices. This section is not adopted.
B. Premises Identification. Section 505 of the International Fire Code, entitled
“Premises Identification” is amended by substituting subsection 505.1 with the
following subsection:
Sec. 505.1 Address identification. New and existing buildings shall be
provided with approved address identification in accordance with ACC 15.52.
C.Fire Protection Water Supplies – Where Required. Section 507 of the International
Fire Code, entitled “Fire Protection Water Supplies,” is amended by substituting
subsection 507.5.1 with the following:
Sec. 507.5.1 Where required. Where a portion of a building or structure
hereafter constructed or moved into the city is more than 150 feet in vehicular
travel from a hydrant, as measured by an approved route, on-site fire hydrants
and mains shall be provided where required by the fire code official.
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Exception: For Group R-3 and Group U occupancies, the distance requirement
shall be 450-feet.
D.Clear Space around Hydrants. Section 507 of the International Fire Code,
entitled “Clear Space Around Hydrants,” is amended by substituting subsection
507.5.5 with the following:
Sec. 507.5.5 Clear space around hydrants. A 5-foot clear space shall be
maintained around the circumference of fire hydrants except as otherwise
required or approved. (Ord. 6601 § 18, 2016; Ord. 6310 § 14, 2010; Ord. 5874
§10, 2004.)
NEW SECTION E. Section 510 amended - Emergency Responder Radio Coverage
E. Emergency Responder Radio Coverage. Section 510 of the International Fire
Code, entitled “Emergency Responder Radio Coverage” is amended by substituting
the following:
510.1 Emergency responder radio coverage in new buildings. Approved radio
coverage for emergency responders shall be provided within the buildings meeting
any of the following conditions:
1.High rise buildings;
2.The total building area is 50,000 square feet or more;
3.The total basement area is 10,000 square feet or more; or
4.There are floors used for human occupancy more than 30 feet below the
finished floor of the lowest level of exit discharge.
5.Buildings or structures where the Fire or Police Chief determines that in-
building radio coverage is critical because of its unique design, location, use
or occupancy.
The radio coverage system shall be installed in accordance with Sections 510.4
through 510.5.5 of this code and with the provisions of NFPA 1221 (2019). This
section shall not require improvement of the existing public safety communication
systems.
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Exceptions:
1.Buildings and areas of buildings that have minimum radio coverage signal
strength levels of the King County Regional 800 MHz Radio System within the
building in accordance with Section 510.4.1 without the use of a radio
coverage system.
2.In facilities where emergency responder radio coverage is required and such
systems, components or equipment required could have a negative impact on
the normal operations of that facility, the fire marshal shall have the authority
to accept an automatically activated emergency responder radio coverage
system.
3.One- and two-family dwellings and townhouses.
510.2 Emergency responder radio coverage in existing buildings. Existing buildings
shall be provided with approved radio coverage for emergency responders as
required in Chapter 11.
510.3 Permit required. A construction permit for the installation of or modification to
emergency responder radio coverage systems and related equipment is required as
specified in Section 105.7.6. Maintenance performed in accordance with this code is
not considered a modification and does not require a permit.
510.4 Technical requirements. Systems, components and equipment required to
provide the emergency responder radio coverage system shall comply with Sections
510.4.1 through 510.4.2.8.
510.4.1 Emergency responder communication enhancement system signal strength.
The building shall be considered to have acceptable emergency responder
communications enhancement system coverage when signal strength
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measurements in 95 percent of all areas on each floor of the building meet the signal
strength requirements in Sections 510.4.1.1 through 510.4.1.3.
Exception: Critical areas, such as the fire command center(s), the fire pump
room(s), interior exit stairways, exit passageways, elevator lobbies, standpipe
cabinets, sprinkler sectional valve locations, and other areas required by the fire
marshal, shall be provided with 99 percent floor area radio coverage.
[W]510.4.1.1 Minimum signal strength into the building. The minimum inbound signal
strength shall be sufficient to provide usable voice communications throughout the
coverage area as specified by the fire marshal. The inbound signal level shall be a
minimum of -95dBm in 95% of the coverage area and 99% in critical areas and
sufficient to provide not less than a Delivered Audio Quality (DAQ) of 3.0 or an
equivalent Signal-to-Interference-Plus-Noise Ratio (SINR) applicable to the
technology for either analog or digital signals.
510.4.1.2 Minimum signal strength out of the building. The minimum outbound signal
strength shall be sufficient to provide usable voice communications throughout the
coverage area as specified by the fire marshal. The outbound signal level shall be
sufficient to provide not less than a DAQ of 3.0 or an equivalent SINR applicable to
the technology for either analog or digital signals. A minimum signal strength of -95
dBm shall be received by the King County Regional 800 MHz Radio System when
transmitted from within the building.
510.4.1.3 System performance. Signal strength shall be sufficient to meet the
requirements of the applications being utilized by public safety for emergency
operations through the coverage area as specified by the radio system manager in
Section 510.4.2.2.
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510.4.2 System design. The emergency responder radio coverage system shall be
designed in accordance with Sections 510.4.2.1 through 510.4.2.8 and NFPA 1221
(2019).
510.4.2.1 Amplification systems and components. Buildings and structures that
cannot support the required level of radio coverage shall be equipped with systems
and components to enhance the public safety radio signals and achieve the required
level of radio coverage specified in Sections 510.4.1 through 510.4.1.3. Public safety
communications enhancement systems utilizing radio-frequency-emitting devices
and cabling shall be allowed by the Public Safety Radio System Operator. Prior to
installation, all RF-emitting devices shall have the certification of the radio licensing
authority and be suitable for public safety use.
510.4.2.2 Technical criteria. The Public Safety Radio System Operator shall provide
the various frequencies required, the location of radio sites, the effective radiated
power of radio sites, the maximum propagation delay in microseconds, the
applications being used and other supporting technical information necessary for
system design upon request by the building owner or owner’s representative.
510.4.2.3 Power supply sources. Emergency responder radio coverage systems
shall be provided with dedicated standby batteries or provided with 2-hour standby
batteries and connected to the facility generator power system in accordance with
Section 1203. The standby power supply shall be capable of operating the
emergency responder radio coverage system at 100-percent system capacity for a
duration of not less than 12 hours.
[W]510.4.2.4 Signal booster requirements. If used, signal boosters shall meet the
following requirements:
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1.All signal booster components shall be contained in a National Electrical
Manufacturer’s Association (NEMA) 4, IP66-type waterproof cabinet or
equivalent.
Exception: Listed battery systems that are contained in integrated
battery cabinets.
2.Battery systems used for the emergency power source shall be contained
in a NEMA 3R or higher-rated cabinet, IP65-type waterproof cabinet or
equivalent.
3.Equipment shall have FCC or other radio licensing authority certification
and be suitable for public safety use prior to installation.
4.Where a donor antenna exists, isolation shall be maintained between the
donor antenna and all inside antennas to not less than 20dB greater than
the system gain under all operating conditions.
5.Bi-Directional Amplifiers (BDAs) used in emergency responder radio
coverage systems shall be fitted with anti-oscillation circuitry and per-
channel AGC.
6.Bi-Directional Amplifiers (BDAs) used in emergency responder radio
coverage systems shall be fitted with anti-oscillation circuitry and per-
channel AGC.
7.The installation of amplification systems or systems that operate on or
provide the means to cause interference on any emergency responder
radio coverage networks shall be coordinated and approved by the Public
Safety Radio System Operator.
8.Unless otherwise approved by the Public Safety Radio System Operator,
only channelized signal boosters shall be permitted.
Exception: Broadband BDA’s may be utilized when specifically authorized
in writing by the Public Safety Radio System Operator.
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510.4.2.5 System monitoring. The emergency responder radio enhancement system
shall include automatic supervisory and trouble signals that are monitored by a
supervisory service and are annunciated by the fire alarm system in accordance with
NFPA The following conditions shall be separately annunciated by the fire alarm
system, or, if the status of each of the following conditions is individually displayed
on a dedicated panel on the radio enhancement system, a single automatic
supervisory signal may be annunciated on the fire alarm system indicating
deficiencies of the radio enhancement system:
1.Loss of normal AC power supply.
2.System battery charger(s) failure.
3.Malfunction of the donor antenna(s).
4.Failure of active RF-emitting device(s).
5. Low-battery capacity at 70-percent reduction of operating capacity.
6.Active system component malfunction.
7.Malfunction of the communications link between the fire alarm system and
the emergency responder radio enhancement system.
510.4.2.6 Additional frequencies and change of frequencies.
The emergency responder radio coverage system shall be capable of modification or
expansion in the event frequency changes are required by the FCC or other radio
licensing authority, or additional frequencies are made available by the FCC or other
radio licensing authority.
510.4.2.7 Design documents. The fire marshal shall have the authority to require
“as-built” design documents and specifications for emergency responder
communications coverage systems. The documents shall be in a format acceptable
to the fire marshal.
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510.4.2.8 Radio communication antenna density. Systems shall be engineered to
minimize the near-far effect. Radio enhancement system designs shall include
sufficient antenna density to address reduced gain conditions.
Exceptions:
1.Class A narrow band signal booster devices with independent AGC/ALC
circuits per channel.
2.Systems where all portable devices within the same band use active power
control.
[W]510.5 Installation requirements. The installation of the public safety radio
coverage system shall be in accordance with NFPA 1221 and Sections 510.5.1
through 510.5.7.
510.5.1 Approval prior to installation. Amplification systems capable of operating on
frequencies licensed to any public safety agency by the FCC or other radio licensing
authority shall not be installed without prior coordination and approval of the Public
Safety Radio System Operator.
510.5.2 Minimum qualifications of personnel. The minimum qualifications of the
system designer and lead installation personnel shall include both of the following:
1.A valid FCC-issued general radio telephone operators license.
2.Certification of in-building system training issued by an approved
organization or approved school, or a certificate issued by the manufacturer
of the equipment being installed.
510.5.3 Acceptance test procedure. Where an emergency responder radio coverage
system is required, and upon completion of installation, the building owner shall
have the radio system tested to verify that two-way coverage on each floor of the
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building is in accordance with Section 510.4.1. The test procedure shall be
conducted as follows:
1.Each floor of the building shall be divided into a grid of 20 approximately
equal test areas, with a maximum test area size of 6,400 square
feet. Where the floor area exceeds 128,000 square feet, the floor shall be
divided into as many approximately equal test areas as needed, such that
no test area exceeds the maximum square footage allowed for a test area.
2.Coverage testing of signal strength shall be conducted using a calibrated
spectrum analyzer for each of the test grids. A diagram of this testing shall
be created for each floor where coverage is provided, indicating the testing
grid used for the test in Section 510.5.3(1), and including signal strengths
and frequencies for each test area. Indicate all critical areas.
3.Functional talk-back testing shall be conducted using two calibrated portable
radios of the latest brand and model used by the agency’s radio
communications system or other equipment approved by the fire
marshal. Testing shall use Digital Audible Quality (DAQ) metrics, where a
passing result is a DAQ of 3 or higher. Communications between handsets
shall be tested and recorded in the grid square diagram required by section
510.5.3(2): each grid square on each floor; between each critical area and
a radio outside the building; between each critical area and the fire
command center or fire alarm control panel; between each landing in each
stairwell and the fire command center or fire alarm control panel.
4.Failure of more than 5% of the test areas on any floor shall result in failure
of the test.
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Exception: Critical areas shall be provided with 99 percent floor area
coverage.
5.In the event that two of the test areas fail the test, in order to be more
statistically accurate, the floor shall be permitted to be divided into 40 equal
test areas. Failure of not more than two nonadjacent test areas shall not
result in failure of the test. If the system fails the 40-area test, the system
shall be altered to meet the 95-percent coverage requirement.
6.A test location approximately in the center of each test area shall be
selected for the test, with the radio enabled to verify two-way
communications to and from the outside of the building through the public
agency’s radio communications system. Once the test location has been
selected, that location shall represent the entire test area. Failure in the
selected test location shall be considered to be a failure of that test area.
Additional test locations shall not be permitted.
7.The gain values of all amplifiers shall be measured, and the test
measurement results shall be kept on file with the building owner so that the
measurements can be verified during annual tests. In the event that the
measurement results become lost, the building owner shall be required to
rerun the acceptance test to reestablish the gain values.
8.As part of the installation, a spectrum analyzer or other suitable test
equipment shall be utilized to ensure spurious oscillations are not being
generated by the subject signal booster. This test shall be conducted at the
time of installation and at subsequent annual inspections.
9.Systems incorporating Class B signal booster devices or Class B broadband
fiber remote devices shall be tested using two portable radios
simultaneously conducting subjective voice quality checks. One portable
radio shall be positioned not greater than 10 feet (3048 mm) from the indoor
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antenna. The second portable radio shall be positioned at a distance that
represents the farthest distance from any indoor antenna. With both
portable radios simultaneously keyed up on different frequencies within the
same band, subjective audio testing shall be conducted and comply with
DAQ levels as specified in Sections 510.4.1.1 and 510.4.1.2.
10. Documentation maintained on premises. At the conclusion of the testing,
and prior to issuance of the building Certificate of Occupancy, the building
owner or owner’s representative shall place a copy of the following records
in the DAS enclosure or the building engineer’s office. The records shall be
available to the fire marshal and maintained by the building owner for the life
of the system:
a.A certification letter stating that the emergency responder radio coverage
system has been installed and tested in accordance with this code, and that
the system is complete and fully functional.
b.The grid square diagram created as part of testing in Sections 510.5.3(2)
and 510.5.3(3).
c.Data sheets and/or manufacturer specifications for the emergency
responder radio coverage system equipment; back up battery; and charging
system (if utilized).
d.A diagram showing device locations and wiring schematic,
e.A copy of the electrical permit.
11. Acceptance test reporting to fire marshal. At the conclusion of the testing,
and prior to issuance of the building Certificate of Occupancy, the building
owner or owner’s representative shall submit to the fire marshal a report of
the acceptance test by way of the department’s third-party vendor
thecomplianceengine.com.
510.5.4 FCC compliance. The emergency responder radio coverage system
installation and components shall comply with all applicable federal regulations
including, but not limited to, FCC 47 CFR Part 90.219.
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WS 510.5.5 Mounting of the donor antenna (s). To maintain proper alignment with
the system designed donor site, donor antennas shall be permanently affixed on the
highest possible position on the building or where approved by the fire marshal. A
clearly visible sign shall be placed near the antenna stating, “movement or
repositioning of this antenna is prohibited without approval from the fire
marshal.” The antenna installation shall be in accordance with the applicable
requirements in the International Building Code for weather protection of the building
envelope.
510.5.6 Wiring. The backbone, antenna distribution, radiating, or any fiber-optic
cables shall be rated as plenum cables. The backbone cables shall be connected to
the antenna distribution, radiating, or copper cables using hybrid coupler devices of
a value determined by the overall design. Backbone cables shall be routed through
an enclosure that matches the building’s required fire-resistance rating for shafts or
interior exit stairways. The connection between the backbone cable and the antenna
cables shall be made within an enclosure that matches the building’s fire-resistance
rating for shafts or interior exit stairways, and passage of the antenna distribution
cable in and out of the enclosure shall be protected as a penetration per the
International Building Code.
510.5.7 Identification Signs. Emergency responder radio coverage systems shall be
identified by an approved sign located on or near the Fire Alarm Control Panel or
other approved location stating “This building is equipped with an Emergency
Responder Radio Coverage System. Control Equipment located in room_____”.
A sign stating “Emergency Responder Radio Coverage System Equipment” shall be
placed on or adjacent to the door of the room containing the main system
components.
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510.6 Maintenance. The emergency responder radio coverage system shall be
maintained operational at all times in accordance with Sections 510.6.1 through
510.6. 7.
[W]510.6.1 Testing and proof of compliance. The owner of the building or owner’s
authorized agent shall have the emergency responder radio coverage system
inspected and tested annually or where structural changes occur including additions
or remodels that could materially change the original field performance tests. Testing
shall consist of the following items (1) through (7):
1.In-building coverage test as required by the fire marshal as described in
Section 510.5.3 “Acceptance test procedure” or 510.6.1.1 “Alternative in-
building coverage test”.
Exception: Group R Occupancy annual testing is not required within
dwelling units.
2.Signal boosters shall be tested to verify that the gain/output level is the same
as it was upon initial installation and acceptance or set to optimize the
performance of the system.
3.Backup batteries and power supplies shall be tested under load of a period of
1 hours to verify that they will properly operate during an actual power outage.
If within the 1-hour test period the battery exhibits symptoms of failure, the
test shall be extended for additional 1-hour periods until the integrity of the
battery can be determined.
4.If a fire alarm system is present in the building, a test shall be conducted to
verify that the fire alarm system is properly supervising the emergency
responder communication system as required in Section 510.4.2.5. The test
is performed by simulating alarms to the fire alarm control panel. The
certifications in Section 510.5.2 are sufficient for the personnel performing this
testing.
5.Other active components shall be checked to verify operation within the
manufacturer’s specifications.
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6.At the conclusion of the testing, a report, which shall verify compliance with
Section 510.6.1, shall be submitted to the fire marshal by way of the
department’s third-party vendor thecomplianceengine.com
7.At the conclusion of testing, a record of the inspection and maintenance along
with an updated grid diagram of each floor showing tested strengths in each
grid square and each critical area shall be added to the documentation
maintained on the premises in accordance with Section 510.5.3.
510.6.1.1 Alternative In-building coverage test. When the comprehensive test
documentation required by Section 510.5.3 is available, or the most recent full five-
year test results are available if the system is older than six years, the in-building
coverage test required by the fire marshal in Section 510.6.1(1), may be conducted
as follows:
1.Functional talk-back testing shall be conducted using two calibrated portable
radios of the latest brand and model used by the agency’s radio
communications system or other equipment approved by the fire
marshal. Testing shall use Digital Audible Quality (DAQ) metrics, where a
passing result is a DAQ of 3 or higher. Communications between handsets in
the following locations shall be tested: between the fire command center or
fire alarm control panel and a location outside the building; between the fire
alarm control panel and each landing in each stairwell.
2.Coverage testing of signal strength shall be conducted using a calibrated
spectrum analyzer for:
(a)Three grid areas per floor. The three grid areas to be tested on
each floor are the three grid areas with poorest performance in the
acceptance test or the most recent annual test, whichever is more recent;
and
(b)Each of the critical areas identified in acceptance test
documentation required by Section 510.5.3, or as modified by the fire
marshal, and
(c)One grid square per serving antenna.
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3.The test area boundaries shall not deviate from the areas established at the
time of the acceptance test, or as modified by the fire marshal. The building
shall be considered to have acceptable emergency responder radio coverage
when the required signal strength requirements in 510.4.1.1 and 510.4.1.2
are located in 95 percent of all areas on each floor of the building and 99
percent in Critical Areas, and any non-functional serving antenna are repaired
to function within normal ranges. If the documentation of the acceptance test
or most recent previous annual test results are not available or acceptable to
the fire marshal, the radio coverage verification testing described in 510.5.3
shall be conducted.
510.6.2 Additional frequencies. The building owner shall modify or expand the
emergency responder radio coverage system at his or her expense in the event
frequency changes are required by the FCC or other radio licensing authority, or
additional frequencies are made available by the FCC public safety radio system
operator or FCC license holder. Prior approval of a public safety radio coverage
system on previous frequencies does not exempt this section.
510.6.3 Nonpublic safety system. Where other nonpublic safety amplification
systems installed in buildings reduce the performance or cause interference with the
emergency responder communications coverage system, the nonpublic safety
amplification system shall be corrected or removed.
510.6.4 Field testing. Agency personnel shall have the right to enter onto the
property at any reasonable time to conduct field testing to verify the required level of
radio coverage or to disable a system that due to malfunction or poor maintenance
has the potential to impact the emergency responder radio system in the region.
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15.36A.041 Chapter 9 amended – Fire protection and life safety systems.
Chapter 9 of the International Fire Code, entitled “Fire Protection and Life Safety
Systems,” is adopted with the following amendments:
A.Construction documents. Section 901.2 of the International Fire Code, entitled
“Construction documents,” is amended by adding the following new subsection:
Section 901.2.2 Plans. In addition to the requirements in the building and fire codes,
all plans for automatic fire extinguishing systems, including sprinkler system
underground piping, shall bear the stamp and signature of a Washington State
professional engineer who is registered as qualified in fire protection engineering, or
registered as a certified sprinkler contractor through the Washington State Fire
Marshal’s Office, or as approved by the fire code official.
B.Fire Areas. Section 901.4.3 of the International Fire Code, entitled “Fire areas,” is
amended by adding the following new subsection:
Sec. 901.4.3.1 Fire Area Applicability. For purposes of this chapter, a “fire wall,” “fire
barrier,” or “horizontal assembly” shall only be considered to separate a building so
as to not exceed the limits established for requiring an automatic fire extinguishing
system and only upon approval of the building official and/or the fire code official.
C.General. Section 903.1 of the International Fire Code, entitled “General,” is
amended by substituting with the following:
903.1 General. Automatic sprinkler systems shall comply with this section.
Systems shall be installed and maintained in an operable condition as specified
in this chapter in the following locations as determined by the building and fire
code official:
a. All new buildings that do not have adequate fire flow to achieve the minimum
fire flows required by the city of Auburn design standards or do not have
adequate emergency fire vehicle access as required in the fire code and as
determined by the fire code official. Additional fire suppression or other safety
measures may be required when additional fire flows are required by the fire
code official as referenced in Appendix B of the International Fire Code.
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b. All new buildings except those classed as Group R-3 and Group U, when any
of the following occur:
1.The building has more than 10,000 square feet of floor area, or is higher
than 30 feet, or requires more than 2,500 gallons per minute of fire flow.
c. All new buildings that contain more than 8,000 square feet of Group A
occupancies.d. All buildings which undergo any alteration, or repair which
changes the character of the occupancy or use and which increases the fire or
life safety or structure hazard.
e. All buildings which undergo any additions that increase the floor area of a
building beyond the thresholds above. For such additions, exiting building areas
shall comply with this chapter.
D.Speculative Use Warehouses. Section 903.2.11 of the International Fire Code,
entitled “Specific buildings areas and hazards,” is amended by adding the following
new subsection:
Sec. 903.2.11.1.4 Speculative use warehouses. Where the occupant, tenant, or
use of the building or storage commodity has not been determined or it is
otherwise a speculative use warehouse or building, the automatic sprinkler
system shall be designed and installed in accordance with the following:
1. The design area shall be not less than 2,000 square feet.
2. The density shall be not less than that for class IV non-encapsulated
commodities on wood pallets, with no solid, slatted, or wire mesh shelving,
and with aisles that are 8 feet or more in width and up to 20 feet in height.
3. Sprinkler piping that is 4 inches and larger in width shall be used and the
structural engineer of record shall provide written verification approving of the
point and dead loads.
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E.Automatic sprinkler riser rooms. Section 903 of the International Fire Code,
entitled “Automatic Sprinkler Systems,” is amended by adding the following new
subsection:
Sec. 903.7. Automatic sprinkler riser rooms. All automatic sprinkler system
risers shall be located in a dedicated room. The room enclosure shall meet
minimum code requirements for applicable fire resistive ratings and be
provided with an exterior door, lighting, heat, and a smoke barrier ceiling.
This requirement shall include any NFPA 13 and 13R fire sprinkler systems.
EXCEPTION: Fire sprinkler systems installed according to the IRC shall have
an approved location for the riser.
15.36A.045 Section 3205 amended – Housekeeping and maintenance.
. International Fire Code Section 3205 is amended to read as follows:
3205.6.1 – Signage.
Facilities designed in accordance with this section shall include the appropriate
signage (as shown below) and shall be properly posted.
Example of approved signage required for use of Section 3205.6.1, as
amended:
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1.This sign must be posted prior to building being stocked and/or occupied.
2.Mount signs at 50'0" O.C. on all walls starting 25'0" from any exterior corner;
also on two sides of each column or other location approved by the fire marshal.
3.Signage required on end of racks, if installed.
4.In accordance with the International Fire Code as amended. (Ord. 6601 § 19,
2016.)
NEW SECTION 15.36A.051 Section 6107 amended – Safety Precautions and
Devices
International Building Code Section 6107 is amended by adding the following new
subsections:
Sec. 6107.5 Protecting containers from displacement. LP-gas containers greater
than or equal to 125-gallons must be anchored or strapped to prevent lateral
displacement. Anchors or straps must be an approved, listed device. Methods of
securing LP-gas containers 2,000-gallons or greater must be designed by a
licensed professional.
Sec. 6107.6 Earthquake shut-off valves. LP-gas containers greater than or equal
to 125-gallons must be protected with an approved, listed earthquake shut-off
device.
6107.7 Non-compliant installed LP-gas containers. Existing, non-compliant LP-
gas containers must be upgraded to comply with sections 6107.5 and 6107.6
when accessory to a building undergoing a change in use or when tank is
replaced or modified.
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15.36A.063 Appendix D amended – Fire apparatus access roads.
A.Sections, D104, D105, D106 and D107 of Appendix D of the International Fire Code,
entitled “Fire Apparatus Access Roads,” are adopted with the following additions to
sections D104, D106 and D107:
Sec. D104.3.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
Sec. D106.3.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
Sec. D107.2.1 Where the area to be served is adjacent to only one public access
road or remoteness distance is not feasible due to topography, waterways,
nonnegotiable grades, existing improvements or other similar conditions, fire
apparatus access roads shall be located as distant as possible.
B.In case of conflict between the requirements contained in Appendix D of the 2018
International Fire Code, and the City of Auburn Design Standards, the requirements of
the City of Auburn Design Standards shall govern.
NEW SECTION 15.36A.067 Appendix L amended – Requirements for Fire Fighter
Air Replenishment Systems
Appendix L of the International Fire Code entitled “Requirements for Fire Fighter Air
Replenishment Systems” is adopted with the following amendment:
A.Section L101.1 Scope. is deleted in its entirety and is replaced with the following:
L101.1 Scope. Fire fighter air replenishment systems (FARS) shall be provided in
accordance with this appendix in all new buildings meeting the IBC definition of a high-
rise building.
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15.36A.091 Fire alarm and detection systems.
A.International Fire Code Chapter 9 is amended to read as follows:
907.1.3 Equipment. Equipment systems and their components shall be listed
and approved for the purposes for which they were installed. All new systems
shall be addressable. Each device shall have its own address and annunciate
individual device addresses at a UL Central Station.
907.1.4 Approved Fire Alarm and Detection Systems. In addition to any
requirement of 907.2 or 907.3, all new buildings exceeding 5,000 square feet
gross floor area or additions increasing the total area to greater than 5,000
square feet shall be required to provide an approved automatic fire detection
and alarm system. Fire walls shall not be considered to separate a building to
enable deletion of the required fire detection system.
EXCEPTIONS:
1.Group “U” Occupancies.
2.One and Two Family residences.
907.5.2.3.1 Employee Work Areas. Visible and audible alarm notification
appliances shall be provided in employee work areas.
B.For purposes of this chapter, a “fire wall,” “fire barrier,” or “horizontal assembly”
shall not be considered to separate a building so as to avoid the required automatic
fire alarm and detection system. A building shall have a minimum distance of five
feet from any point of the building to any point of another building and from the
property line in order to be considered a separate building. (Ord. 6601 § 21, 2016;
Ord. 6310 § 16, 2010; Ord. 6104 § 14, 2007.)
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EXHIBIT F
Fire Protection Requirements
(Ord. 6601 § 22, 2016; Ord. 6310 § 18, 2010; Ord. 5874 § 12, 2004.)
(Ord. 6310 § 19, 2010; Ord. 5874 § 12, 2004.)
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EXHIBIT G
Moving Buildings
15.48.040 Permit – Application – Form.
The application shall be made in writing, upon forms provided by the department of
community development, and shall be filed with the department of community. (Ord.
6601 § 24, 2016; Ord. 6310 § 22, 2010; Ord. 2856 § 2, 1974; 1957 code § 2.14.030(A).)
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EXHIBIT H
International Property Maintenance Code
Chapter 15.20
PROPERTY MAINTENANCE CODE AND VACANT PROPERTY MANAGEMENT
Sections:
15.20.010 Adoption of international property maintenance code.
15.20.020 Appendices adopted.
15.20.030 Sections 103.1 and 103.5 amended.
15.20.040 Sections 107.2 and 107.3 amended.
15.20.050 Section 110 amended – Demolition.
15.20.060 Section 111 amended – Means of appeal.
15.20.070 Sections 112.2 and 112.4 amended – Stop work order.
15.20.080 Sections 302.4 and 304.14 amended – General requirements.
15.20.090 Sections 602.3 and 602.4 amended – Mechanical and electrical requirements.
15.20.100 Vacant property registration.(Ord . 6744, 6708 § 6, 2018.)
NEW SECTIION 15.20.010 Adoption of International Property Maintenance Code.
The International Property Maintenance Code adopted in Chapter 15.06 shall be on file
in the office of the City Clerk. The code as amended in this chapter shall govern over the
published provisions of that code. Where the International Property Maintenance Code
references the code official, that shall refer to and be construed to mean the building
official as used in the city code. Unless the context clearly indicates otherwise, the terms
“code official” and “building official” shall be synonymous.
NEW SECTION 15.20.020 Appendices Adopted.
International Property Maintenance Code Appendix Chapter A, Boarding Standard, is
hereby adopted. A copy of the International Property Maintenance Code Appendix
Chapter A, Boarding Standard, shall be on file in the office of the city clerk.
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NEW SECTION 15.20.030. Sections 103.1 and 103.5 amended.
Sections 103.1 and 103.5 of the International Property Maintenance Code are amended
to read as follows:
103.1 Department of property maintenance inspection. The department of
community development and public works is responsible for implementation and
enforcement of the International Property Maintenance Code.
103.5 Fees. The fees for activities and services performed by the city in carrying
out its responsibilities under this code, including hearings conducted by the hearing
examiner, shall be as indicated in the city of Auburn fee schedule.
NEW SECTION 15.20.040 Sections 107.2 and 107.3 amended.
Sections 107.2 and 107.3 of the International Property Maintenance Code are amended
to read as follows:
107.2 Notices and orders. Such notice prescribed in Section 107.1 shall be in
accordance with the provisions of Chapter 1.25 regarding the form of notices.
107.3 Method of service. Notices shall be deemed to be property served if
delivered in accordance with the provisions of Chapter 1.25 regarding the method
of services of notices.
NEW SECTION 15.20.050 Section 110 amended – Demolition.
International Property Maintenance Code Section 110.1 is amended to read as follows:
Section 110.1 General. The code official shall order the owner or owner’s
authorized agent of any premises upon which is located any structure, which in the
code official’s or owner’s authorized agent judgment after review is so deteriorated
or dilapidated or has become so out of repair as to be dangerous, unsafe,
insanitary or otherwise unfit for human habitation or occupancy, and such that it is
unreasonable to repair the structure, to demolish and remove such structure; or if
such structure is capable of being made safe by repairs, to repair and make safe
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and sanitary, or to board up and hold for future repair or to demolish and remove
at the owner’s option; or where there has been a cessation of normal construction
of any structure for a period of more than two (2) years, the code official shall order
the owner or owner’s authorized agent to demolish and remove such structure, or
board up until future repair. Unless the code official determines that other
measures are appropriate based on the circumstances, boarding the building up
for future repair shall comply with appendix A and the structure shall not remain
boarded beyond thirty (30) days, except where a non-opaque material is used that
provides the same level of security as provided by the requirements of Appendix
A, the boarding may remain in place for no more than one year. Timeframe
extensions may be approved by the code official.
NEW SECTION 15.20.060. Section 111 amended – Means of appeal.
Section 111 of the International Property Maintenance Code is deleted in its entirety and
is replaced with the following:
111 Means of appeal. Any person directly affected by a decision of the code official
or a notice or order issued under the international property maintenance code shall
have the right to appeal the decision, notice, or order, accept notices to correct
and the notices described in section 107. The means for appealing shall be that
provided in ACC 15.07.130, as hereafter amended.
NEW SECTION 15.20.070. Sections 112.2 and 112.4 amended – Stop work order.
Sections 112.2 and 112.4 of the International Property Maintenance Code are amended
to read as follows:
112.2 Issuance. The provisions of Auburn City Code Chapter 1.25 regarding stop
work orders shall govern the issuance of a stop work order under this code.
112.4 Failure to comply. The provisions of Auburn City Code Chapter 1.25 shall
govern the enforcement of stop work orders and the penalty for failing to comply
with an order.
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NEW SECTION 15.20.080. Sections 302.4 and 304.14 amended – General
requirements.
Sections 302.4 and 304.14 of the International Property Maintenance Code are amended
to read as follows:
302.4 Weeds. Premises and exterior property shall be maintained free from weeds
or plant growth in excess of six inches. Noxious weeds shall be prohibited. Weeds
shall be defined as all grasses, annual plants and vegetation, other than trees or
shrubs provided; however, this term shall not include cultivated flowers and
gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy
weeds after service of a notice of violation, they shall be subject to prosecution in
accordance with Section 106.3 and as prescribed by the authority having
jurisdiction. Upon failure to comply with the notice of violation, any duly authorized
employee of the jurisdiction or contractor hired by the jurisdiction shall be
authorized to enter upon the property in violation and cut and destroy the weeds
growing thereon, according to the abatement process contained in ACC 8.12, and
the costs of such removal shall be paid by the owner or agent responsible for the
property.
304.14 Insect Screens. During the period from April 1 to October 31, every door,
window and other outside opening required for ventilation of habitable rooms, food
preparation areas, food service areas or any areas where products to be included
or utilized in food for human consumption are processed, manufactured, packaged
or stored shall be supplied with approved tightly fitting screens of minimum 16
mesh per inch (16 mesh per 25 mm) and every screen door used for insect control
shall have a self-closing device in good working condition.
NEW SECTION 15.20.090. Sections 602.3 and 602.4 amended – Mechanical and
electrical requirements.
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Sections 602.3 and 602.4 of the International Property Maintenance Code are amended
to read as follows:
602.3 Heat Supply. Every owner and operator of any building who rents, leases or
lets one or more dwelling units or sleeping units on terms, either expressed or
implied, to furnish heat to the occupants thereof shall supply heat during year-
round to maintain a minimum temperature of 68°F (20°C) in all habitable rooms,
bathrooms and toilet rooms.
Exceptions:
a. When the outdoor temperature is below the winter outdoor design temperature
for the locality, maintenance of the minimum room temperature shall not be
required provided that the heating system is operating at its full design capacity.
The winter outdoor design temperature for the locality shall be as indicated in
Appendix D of the International Plumbing Code.
b. In areas where the average monthly temperature is above 30°F (-1°C), a
minimum temperature of 65°F (18°C) shall be maintained.
602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied
with heat year-round to maintain a minimum temperature of 65°F (18°C) during the
period the spaces are occupied.
Exceptions:
a. Processing, storage and operation areas that require cooling or special
temperature conditions.
b. Areas in which persons are primarily engaged in vigorous physical activities.
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EXHIBIT I
Land Clearing, Filling and Grading
15.74.050 Exemptions.
A.The following are exempt from the requirements of this chapter:
1.Removal of dead or diseased trees, shrubs, or ground cover.
2.EE Clearing and grading not to exceed 6,999 square feet of area within
individual lots, for the purpose of the construction of a single-family home or
duplex, provided a building permit has been issued by the city prior to
commencing the clearing and grading activities and construction of the structure
starts within 90 days of commencing clearing and grading activities.
4.The removal of up to six trees per lot within any 12-month period, or for lots
greater than one acre, up to six trees per acre within any 12-month period, with
fractional acres of one-half acre or more considered to be a whole acre.
5.Clearing and grading for the construction and maintenance of public facilities
as approved by the city engineer to include water, sanitary sewer, streets,
highways, storm drainage and related facilities.
6.Removal of trees, shrubs, and ground cover in emergency situations involving
immediate danger to life or property.
7.Routine landscape maintenance and minor repair.
8.Removal of trees and vegetation consistent with an approved surface mining
permit.
9.Removal of a tree from property zoned residential that endangers a
permanent structure by being closer to the structure than the distance from the
base of the tree to its top, regardless of whether the tree is located on the same
property as the structure.
10.EUpon approval of the city engineer or designee, clearing and grading not to
exceed 500 cubic yards consisting of excavations of less than five feet in vertical
depth and/or fills less than eight inches of vertical depth.
11.Upon approval of the city engineer or designee, the temporary stockpiling of
less than 500 cubic yards, combined, of topsoils, crushed rock, sawdust, mulch,
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bark, chips, or similar materials on a lot, tract, or parcel of land for a period not to
exceed 12 months; provided, that the stockpile has adequate coverage to
prevent erosion.
12.Upon approval of the city engineer or designee, the temporary stockpiling of
organic or inorganic materials used in an approved construction project, provided
the use, location, duration, and extent of the stockpile was disclosed through the
environmental or development review process. In no case shall a temporary
stockpile remain beyond a 24-month period.
13.New plus replaced hard surfaces which have a surface area less than 2,000
square feet.
14.Emergency temporary sandbagging, diking, ditching, filling or similar work
during or after periods of extreme weather conditions when done to protect life or
property, provided such measures do not adversely impact adjacent properties or
public facilities.
B.An exemption from clearing, filling, and grading permit requirements does not
exempt a property owner from the policies, criteria, and standards contained in this
chapter or other applicable local, state, or federal regulations or permit requirements.
C.The property owner is responsible to ensure that clearing of any trees that are within
striking distance of a structure or have the potential to cause damage to others is
performed by a licensed and bonded contractor. (Ord. 6617 § 20, 2016; Ord. 6601 § 33,
2016; Ord. 6283 § 14, 2009; Ord. 6146 § 1, 2007; Ord. 4861 § 1, 1996; Ord. 4266 § 1,
1988.)
1Note: This section identifies exceptions internal to this chapter. The listed exceptions
set forth herein do not preclude the application of requirements of other chapters of the
city code thereto.
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AGENDA BILL APPROVAL FORM
Agenda Subject:
2020 Annual Comprehensive Plan Amendments - Briefing
Group #1
Date:
September 24, 2020
Department:
Community Development
Attachments:
Comp Plan Amendment Briefing Memo
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
See attached memo. See Comp Plan Binders
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:Dixon
Meeting Date:October 6, 2020 Item Number:
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Memorandum
To: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
From: Anthony Avery, Senior Long Range Planner, Comm. Dev. Dept.
Jeff Dixon, Planning Services Manager, Comm. Dev. Dept.
Date: September 23, 2020
Re: 2020 Annual Comprehensive Plan Amendments – Working Binder & October 6th Mtg.
As part of the 2020 Comprehensive Plan Amendment process, staff prepared a working binder
for use by the Planning Commissioners during their consideration of the proposed annual
comprehensive plan amendments.
WORKING BINDER OVERVIEW
Staff has prepared the 2020 Comprehensive Plan Amendment Working Binder with the
following information:
• Introductory/Front Section:
o Index to binder contents,
o Proposed Updated Schedule, &
o Comprehensive Plan Amendment Docket
• Tab 1: Staff Reports and presentations– the staff reports that are provided and will be
provided will be used for the two upcoming public hearings.
• Tab 2: Environmental Review – the environmental checklists and SEPA determinations
for the proposed amendments (both city initiated and private initiated amendments).
• Tab 3: General Info. and Correspondence – correspondence related to the amendment
process and public notices.
• Tab 4: Comprehensive Plan Policy/Text Amendments – includes the 4 school district
Capital Facilities Plans, the City’s Capital Facilities Plan, and policy/text amendments to
individual comprehensive plan elements
• Tab 5: Comprehensive Plan Map Amendments – includes both city-initiated and private-
initiated map amendments.
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DISCUSSION
At the October 6, 2020 Planning Commission meeting, staff would like to briefly review and
discuss the first group of docket items consisting of:
Group #1 - City Initiated Comprehensive Plan Text Amendments (CPA20-0005) (each
capital facilities plan is to be adopted and incorporated by reference)
• P/T #1 – Auburn School District Capital Facilities Plan
• P/T #2 – Dieringer School District Capital Facilities Plan
• P/T #3 – Federal Way School District Capital Facilities Plan
• P/T #4 – Kent School District Capital Facilities Plan
• P/T #5 – City of Auburn (COA) Capital Facilities Plan
• (While part of Group #1, this was already discussed at the September 9th meeting
& will not discussed)
P/T #6 –Volume 5, Transportation Element (Separate document incorporated by
reference). The changes the Transportation element consist of the following:
• Update Transportation Improvement Program (TIP) information/project
list;
• Re-designate multiple capital projects from the TIP (funded) to the
Comprehensive Plan (unfunded) to maintain continuity in the future
transportation network conditions.
• Update maps as needed to reflect current data and conditions (addressed
by CMP#1, below);
• Additional minor changes will relate to grammar, punctuation, choice of
words, etc.
• (While initially identified as part of Group #1, the Parks Dept. has reviewed and
determined, there are sufficient references to equestrian opportunities in the
existing Parks Plan element, and Parks Dept. has no intention to expand upon
that at this time. This topic will no longer be considered on the docket.)
P/T #7 – Volume 7, Parks, Recreation, and Open Space Element. Add language
pertaining to equestrian trails. Language has been previously removed from
transportation element and requires modification to meet the goals and mission
of the Parks, Recreation, and Open Space Element.
• (While part of Group #1, this was already discussed at the September 9th meeting
& will not discussed)
P/T #8 – Volume 1, Land Use Element and Volume 5, Transportation Element
(Plan). Amend comprehensive plan policies which do not sufficiently protect the
operations of the Auburn Municipal Airport, and do not provide the City sufficient
authority to ensure development around the airport is coordinated and consistent
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with the Airport Master Plan. Policies are currently being evaluated as to whether
they:
• Protect the operations of the Auburn Municipal Airport (the “airport”);
• Prevent or promote incompatible land uses around the airport;
• Ensure that development around the airport is coordinated and consistent
with the Airport Master Plan;
• Protect the airport from nonconforming uses and structures that pose a
safety concern to airport operations;
• Provide the authority to review the impact of development on air safety;
• Are clearly defined and clearly understood, or open to a wide degree of
interpretation; or
• Use outdated language
• P/T #9 – Volume 1: Land Use Element: Provide additional clarification as to
appropriate utilization of development standards when applying a transition
designation. Additional guidance on implementation to be considered.
Comprehensive Plan Map Amendments
City-Initiated Map Amendments (CPA20-0004):
• (While part of Group #1, this was already discussed at the September 9th meeting
& will not discussed)
CPM#1 – Volume 5: Transportation Element: Several maps found throughout
Volume 5 have been updated to reflect current conditions. A final list of maps and
corresponding page numbers is under development by Transportation Planning.
Private-Initiated Map Amendments:
• CPM #2 – CPA20 -0001 - Request by Auburn School District to change the
designation of King County Parcel number 2121059042 totaling approximately
2.19 acres and located on the north side of Auburn Way South approximately
400 feet west of Noble Court SE from "Multiple-Family Residential" to
"Institutional" and an associated rezone from “R-20, Residential 20 dwelling units
per acre” to “P-1, Public Use”. The existing Chinook Elementary School, located
on an adjacent parcel, is zoned P-1. The school district has purchased this
additional site to incorporate into a redevelopment effort for the existing school.
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Proposal Location
Feel free to contact either Anthony Avery, Senior Long Range Planner at
aavery@auburnwa.gov or 253-804-5058 or Jeff Dixon, Planning Services Manager, at
jdixon@auburnwa.gov or 253-804-5033, with any questions.
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