The purpose of this chapter is to identify the provisions of the International Codes and amendments that have been adopted by the city as well as to establish local regulations necessary to govern building and construction.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)

It shall be a violation of this chapter for any individual or entity to erect, construct, alter, extend, repair, move, remove, demolish, or occupy in whole or in part any building, structure or equipment regulated by this code, or cause same to be done, in conflict with or in violation of any of the provisions of this chapter or to fail to comply with any stop work order or other order of the city's building official.

A.

No building or other structure shall be erected, moved, added to, or structurally altered without a building permit issued by the city, provided that building permits are not required for the following improvements, as determined by the city:

1.

One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet.

2.

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

B.

No building or structure may be demolished without a demolition permit issued by the city in accordance with the provisions of the international codes as adopted by the city.

C.

Proposed modifications or the demolition of buildings, structures, sites, and properties on the City of College Place, State of Washington, or National Historic Register must comply with the provisions of Chapter 14.110.

D.

Building permit applications shall be submitted in a format prescribed by the city and shall be of sufficient detail, as determined by the city, to show the entire project with emphasis on the following:

1.

Structural integrity;

2.

Life safety;

3.

Architectural barriers (ADA handicap compliance);

4.

Compliance with all codes having jurisdiction;

5.

Scope of work;

6.

Special inspection requirements and protocols; and

7.

Deferred submittal schedule.

E.

A qualified professional, as determined by the city, must prepare or oversee the preparation of plans for any building or structure containing three or more residential dwelling units and all commercial or industrial buildings or structures.

F.

Building permits shall become invalid if the work authorized by such permit is not commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Permitees that do not request and pass a city inspection within 180 days of permit issuance or within 180 days since the previous city approved inspection, shall automatically expire and become invalid. The city may grant, in writing, one or more extensions of time, for periods not more than 180 days each, based on good and satisfactory reasons, as determined by the city. Permitees must submit to the city a written extension request prior to the date of permit expiration and shall demonstrate good cause. Extensions are at the sole discretion of the city.

G.

Upon notice from the city that work is being done contrary to the provisions of this Code or in a dangerous or unsafe manner, such work shall immediately cease. Such stop work order notice shall be in writing and shall be given to the owner of the property, or to the owner's agent, or to the person doing the work. The notice shall state the conditions under which work is authorized to resume. Where an emergency exists, the city official shall not be required to give a written notice prior to stopping the work. Any person or entity who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)

A.

The following general design requirements apply to all construction in the City of College Place. In the event of a conflict between these provisions and the provisions of Section 14.120.040, these requirements shall apply.

1.

Roof snow load: 30 pounds per square foot;

2.

Wind speed: 110 miles per hour and a three-second gust of 85 miles per hour;

3.

Seismic design category: D ₀ ;

4.

Weathering: Severe;

5.

Frost line depth: 24 inches below grade;

6.

Termites: Slight to moderate;

7.

Decay: None to slight;

8.

Winter design temperature: Ten degrees Fahrenheit;

9.

Ice shield underlay: Yes;

10.

Flood Hazards:

a.

Map Index Community—Panel Number 530195INDO effective September 7, 2001;

b.

FIRM Community—Panel Number 5301950440B, effective September 7, 2001;

c.

FIRM Community—Panel Number 5301940445B, effective December 1, 1983, Revised; and

d.

Letter of Map Revision (LOMR) IA-RA-RS-530194, April 13, 1988.

11.

Annual freeze index: 1,000; and

12.

Mean annual temperature: 53.4 degrees Fahrenheit.

B.

Except as may be otherwise provided herein, the following apply to new structures and existing buildings when the occupancy classification changes or when they are being used as mixed occupancies.

1.

All occupancy classifications referenced in this section are as defined in the International Fire Code as adopted by the City of College Place.

2.

The College Place fire chief must approve all automatic sprinklers, fire extinguishing systems, and other fire or smoke suppression and/or retardant apparatus mentioned in this section.

3.

An automatic fire sprinkler system shall be installed in:

a.

Drinking or dining establishments when the total floor area exceeds 3,000 square feet;

b.

All multi-theater complexes;

c.

In basements larger than 1,500 square feet in floor area except Group R, Division 3 occupancies;

d.

When a structure has over 4,000 square feet of floor area, is more than two stories, or is more than 30 feet in height;

e.

In all amusement buildings;

f.

All theatrical stages and contiguous accessory spaces such as dressing rooms, workshops, and storerooms where the combined area is more than 1,000 square feet;

g.

All Group E occupancies over 3,000 square feet or more than two stories in height;

h.

All Group F occupancies over 4,000 square feet or more than 30 feet in height;

i.

All Group H, Division 1, 2, 3 and 5 occupancies;

j.

All Group H, Division 4 occupancies having a floor area of more than 3,000 square feet or more than 30 feet in height;

k.

All Group I Occupancies. In addition, quick response or residential sprinklers shall be installed throughout patient/inmate sleeping areas;

l.

Group M occupancies with floor areas over 4,000 square feet or more than 30 feet in height;

m.

Group S occupancies with floor areas over 4,000 square feet or more than 30 feet in height; and

n.

Group U occupancies with floor areas over 4,000 square feet or more than 40 feet in height.

4.

As noted in the International Building Code, area separation walls are not considered to separate a building to enable deletion of the required fire alarm/detection and fire sprinkler systems required by this section.

5.

The fire chief may exempt the following rooms or areas from the requirement to install sprinkler systems:

a.

Where sprinklers are considered undesirable because of the nature of the contents of the rooms or in rooms or areas which are of noncombustible construction with wholly noncombustible contents and which are not exposed by other areas. Sprinklers shall not be omitted from any room merely because it is damp or of fire resistive construction;

b.

Where the application of water or flame and water to the contents may constitute a serious fire or life hazard, as in the case of the manufacture or storage of quantities of aluminum powder, calcium carbide, calcium phosphide, metallic sodium and potassium, quick lime, magnesium powder, or sodium peroxide; and

c.

Safe deposit and other vaults of fire-resistive construction, when used for storage of records, files and other documents, when stored in metal cabinets.

6.

Alternative approved automatic fire extinguishing systems may be installed to protect against special hazards or occupancies in lieu of automatic sprinklers when approved by the fire chief, or his/her designee.

7.

The installation of an automatic fire sprinkler system does not eliminate the need for alarm and fire detection systems required by the International Building or Fire Code.

8.

In the event there is a conflict between any of the provisions of this section and the provisions of the most current edition of International Building or Fire Code as published by the International Code Council and adopted by the city, then the provisions of the more restrictive code, as determined by the city, shall apply.

9.

A qualified service technician, as determined by the city, shall service all automatic fire sprinkler systems annually only. A copy of the annual service report, certified by the signature of the technician who performed the inspection, shall be forwarded to the fire department within five working days of such inspection.

10.

If, at any time, any automatic fire sprinkler system becomes inoperative, the property owner shall immediately notify the College Place fire chief. "Inoperability" shall be defined as any condition that prevents any sprinkler from operating as designed or any alarm from sounding at its designated location.

11.

All automatic fire sprinkler systems shall be equipped with an alarm, which shall give an audible signal on the building exterior. This shall be a bell or horn strobe of sufficient volume to alert passersby in a location approved by the fire chief.

12.

Automatic fire sprinkler systems shall be designed, installed, tested, and maintained per the National Fire Sprinkler Code as published in the National Fire Protection Association Chapter 13.

13.

The violation of any of the provisions of this notice shall constitute the suffering of nuisance on the affected premises and such nuisance may be abated as in the case of any other nuisance per the provisions of this Code or those provisions of the Revised Code of Washington respecting nuisance abatement.

C.

Damaged Buildings. If the building official finds that the value of proposed work equals or exceeds 50 percent of the assessed valuation of the building or structure before the damage has occurred or the improvement is started, then existing portions of the entire building or structure shall be improved to meet the requirements of the International Codes as adopted.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)

The following codes are hereby adopted by the City of College Place:

A.

The 2021 of the International Building Code, as adopted and hereafter amended by the State Building Code Council in Washington Administrative Code (WAC) Chapter 51-50 is hereby adopted along with Appendix E and ICC/ANSI A117.1-2017, the 2021 International Existing Building Code, and the International Swimming Pool and Spa Code.

These codes are amended as follows:

Section 101.1 Insert: City of College Place.

Section 113 Substitute: Hearing Examiner, in lieu of Board of Appeals.

Section 113.1 General. The Hearing Examiner for the City of College Place shall hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code.

Section 113.2 Limitations of Authority. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equally good or better form of construction is proposed. The Hearing Examiner shall have no authority to waive requirements of this code.

Section 114.4 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be guilty of a misdemeanor and shall be punished by a fine not to exceed one thousand dollars, or by imprisonment in jail for a period not to exceed ninety days or by both such fine and imprisonment.

Section 1612.3 Insert: City of College Place.

B.

The 2021 Edition of the International Residential Code (IRC), as adopted and hereafter amended by the State Building Code Council in Washington Administrative Code (WAC) Chapter 51-51, as published by the International Code Council, including Appendices F, Q, and U, but excluding Chapter 11, "Energy Efficiency," and Chapters 25 through 43.

These codes are amended as follows:

Section R101.1 Insert: City of College Place

Section R112. Hearing Examiner, in lieu of Board of Appeals.

Section R112.1 General. The Hearing Examiner for the City of College Place shall hear and decide appeals of orders, decisions or determinations made by the Building Official relative to the application and interpretation of this code.

Section R112.2 Limitations on authority. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equally good or better form of construction is proposed. The Hearing Examiner shall have no authority to waive requirements of this code.

R112.2.2 Criteria for issuance of a variance for flood hazard areas. A variance shall be issued only upon:

1.

A showing of good and sufficient cause that the unique characteristics of the size, configuration or topography of the site render the elevation standards in Section R322 inappropriate.

2.

A determination that failure to grant the variance would result in exceptional hardship by rendering the lot undevelopable.

3.

A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances.

4.

A determination that the variance is the minimum necessary to afford relief, considering the flood hazard.

5.

Submission to the applicant of written notice specifying the difference between the design flood elevation and the elevation to which the building is to be built, stating that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced floor elevation, and stating that construction below the design flood elevation increases risks to life and property.

R112.4 Administration. The Building Official shall take immediate action in accordance with the decision of the Hearing Examiner.

Section R113.4 Violation penalties. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be guilty of a misdemeanor and shall be punished by a fine not to exceed one thousand dollars, or by imprisonment in jail for a period not to exceed ninety days or by both such fine and imprisonment.

Table R301.2(1) Insert: See Section 14.120.030 Design Requirements A.

C.

The 2021 Edition of the International Mechanical Code, as adopted by the State Building Code Council in Washington Administrative Code (WAC) Chapter 51-52, as published by the International Code Council, including the 2021 International Fuel Gas Code, 2020 NFPA 58 and the 2021 NFPA 54, is hereby adopted.

These codes are amended as follows:

Section 101.1 Insert: The City of College Place.

Section 109. Fees shall be in accordance with the current City Fee Schedule.

Section 109.6. Insert: The City may refund a fee, or a part of a fee as follows:

a.

100 percent of any fee erroneously paid or collected.

b.

Up to 80 percent of the applicable permit fee paid when no work has been done under a permit issued in accordance with this code.

c.

Up to 80 percent of the plan review fee paid when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan reviewing is done. The Building Official shall not authorize the refunding of any fee paid except on written application filed by the original permittee not later than 180 days after the date of fee payment.

Section 115. Violation penalties. Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter or repair mechanical work in violation of the approved construction documents or directive of the code official, or of a permit or certificate issued under the provisions of this code, shall be guilty of a misdemeanor punishable by a fine of not more than one thousand dollars or by imprisonment not exceeding ninety days, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Section 114. Means of Appeal. Hearings Examiner, in lieu of Board of Appeals.

Section 114.2. Limitations on authority. A person shall have the right to appeal a decision of the code official to the Hearing Examiner. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equally good or better form of construction is proposed. The Hearing Examiner shall have no authority to waive requirements of this code.

Section 115. Stop work orders. Upon notice from the code official that mechanical work is being done contrary to the provisions of this code or in a dangerous or unsafe manner, such work shall immediately cease. Such notice shall be in writing and shall be given to the owner of the property, or to the owner's authorized agent, or to the person doing the work. The notice shall state the conditions under which work is authorized to resume. Where an emergency exists, the code official shall not be required to give a written notice prior to stopping the work. Any person who shall continue any work on the system after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable for a fine of not less than two times the value of the permit.

D.

The 2021 Edition of the International Fire Code, as adopted by the State Building Code Council in Washington Administrative Code (WAC) Chapter 51-54, as published by the International Code Council, including Section 503, Section 507, and Appendix Chapters B, C and D (see International Fire Code Section 101.2.1, 2021 edition).

These codes are amended as follows:

Section 101.1 Insert: City of College Place.

Section 108 Hearing Examiner.

Section 108.1 Appeals. All appeals of orders, decisions or determinations made by the City Fire Marshall relative to the application and interpretation of this code shall be heard and decided by the Hearing Examiner.

Section 108.2 Limitations on authority. An application for appeal shall be based on a claim that the intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent method of protection or safety is proposed. The Hearing Examiner shall have no authority to waive requirements of this code.

Section 109.4 Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not more than one thousand dollars or by imprisonment not exceeding ninety days, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Section 111.A Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than three hundred dollars or more than one thousand dollars.

That the geographic limits referred to in certain sections of the 2021 International Fire Code are hereby established as follows:

Section 5704.2.9.6.1. In all zones established in Title 14 of the College Place Municipal Code except Light industrial.

Section 5706.2.4.4. In all zones established in Title 14 of the College Place Municipal Code except Light and Heavy industrial, provided that up to one hundred ten gallons may be stored for domestic purposes.

Section 5806.2. In all zones as established in Title 14 of the College Place Municipal Code except Light industrial.

Section 6104.2 the storage of liquefied petroleum gases in excess of 500 gallons is prohibited in all zones established in Title 14 of the College Place Municipal Code except Light industrial. Bulk storage of liquefied petroleum gas is prohibited in all zones as established in Title 14 of the College Place Municipal Code except Light industrial.

E.

The 2021 Edition of the Uniform Plumbing Code (UPC), as adopted by the State Building Code Council in Washington Administrative Code (WAC) Chapters 51-56, as published by the International Association of Plumbing and Mechanical Officials (IAPMO), is hereby adopted, including Appendices A, B, and M. Any provisions of such code affecting sewers or fuel gas piping are not adopted and are specifically rejected. Also, Chapters 12 and 14 of this Code are not adopted. Additionally, those requirements of the Uniform Plumbing Code relating to venting and combustion air of fuel fired appliances as found in Chapter 5 and those portions of the Code addressing building sewers are not adopted.

These codes are amended as follows:

104.5 Fees. Applicable plumbing fees shall be in accordance with the current City Fee Schedule.

106.1 Violations. It shall be unlawful for a person, firm, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, or maintain plumbing or permit the same to be done in violation of this code.

106.3 Penalties. A person, firm, or corporation violating a provision of this code shall be deemed guilty of a misdemeanor punishable by a fine of not more than one thousand dollars or by imprisonment not exceeding ninety days, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

107.0 Hearing Examiner, in lieu of Board of Appeals

107.1 The Hearing Examiner shall hear and decide all appeals of orders, decisions, or determinations made by the Authority Having Jurisdiction relative to the application and interpretations of this code.

107.2 Limitations of Authority. The Hearing Examiner shall have no authority relative to interpretation of the administrative provisions of this code, nor shall the Hearing Examiner be empowered to waive requirements of this code.

F.

The 2021 Washington State Energy Code, as adopted by the State Building Code Council in Chapter 51-11C and 51-11R WAC, is hereby adopted, including Commercial appendices A, B, C and D.

This code is amended as follows:

R110.1 and C110.1 Hearing Examiner. The Hearing Examiner shall hear and decide all appeals of orders, decisions, or determinations relative to the application and interpretations of this code.

R110.2 and C110.2 Limitations of Authority. The Hearing Examiner shall have no authority relative to interpretation of the administrative provisions of this code, nor shall the Hearing Examiner be empowered to waive requirements of this code.

R111 and C111. Violations. It shall be unlawful for a person, firm, or corporation to erect, construct, any building, or remodel or rehabilitate any existing building or structure in the state, or allow the same to be done, contrary to or in violation of any of the provisions of this code.

G.

Standards for Accessibility of Buildings and Facilities to Elderly and Handicapped, RCW 70.92.100 through 70.92.160, are hereby adopted by reference.

H.

The National Fuel Gas Code (NFPA 54), as adopted by the State Building Code Council in Chapter 51-52 WAC, and as published by NFPA, is hereby adopted.

I.

The Liquefied Petroleum Gas Code (NFPA 58), as adopted by the State Building Code Council in Chapter 51-52 WAC, and as published by NFPA, is hereby adopted.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020; Ord. No. 20-022, §§ 1, 2(Exh. A), 11-24-2020; Ord. No. 24-002, § 42, 1-23-2024)

A.

No individual or entity shall move any building over, upon or along any street or alley in the city without a city-issued permit, provided that:

1.

The city shall, in the permit(s) issued under this Section, prescribe the mode of moving of such building or buildings and the street or alleys over which the removal may be made, and the move shall at all times be subject to the control and direction of the city.

2.

The route and timing of the move may be limited through a right-of-way use or another permit issued by the city.

3.

The city may require the mover to obtain the necessary permission, including but not limited to permits, from any other individual or entity who owns or has an interest in the property over which the building is being moved and provide proof thereof to the city; and

4.

The property owner or designated project sponsor shall be responsible for all costs and claims of any nature associated with the moving of a building.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)

No individual or entity shall construct a public or semipublic swimming pool nor make changes in any public or semipublic swimming pool already built, or any appurtenances thereof, until the plans and specifications thereof shall first have been submitted to and received the approval of the Washington State Department of Health and a copy of said approval provided to the city. Failure to comply with this section may result in owner being required to remove said swimming pool or appurtenances thereof, or changes thereto or result in the city removing or causing the removal said swimming pool or appurtenances thereof or changes thereto. In the event that the city must act to rectify a non-compliance with this section, the owner shall be responsible for any and all costs associated therewith. The owner shall be responsible, in addition to the cost of correction, any and all costs of collection of such amount, including but not limited to attorneys' fees and costs and any and all amounts due and owing the city shall become a lien on the real property.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)

All play equipment installed on city owned property, or property to be dedicated to the city, shall meet or exceed:

A.

ASTM F1487—17 Standard Consumer Safety Performance Specification for Playground Equipment for Public Use; and

B.

Section 424—Children's Play Structures of the International Building Code.

(Ord. No. 20-021, § 2(Exh. A), 11-24-2020)