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The State Building Code adoption and amendment of the 2015 Edition of the International Residential Code, Chapter 51-51 WAC, is hereby adopted by reference. Chapter 51-51 WAC is amended to include the following new and amended provisions. In the event of any conflict between any provision of the IRC and this section, the provisions of this section shall apply. New sections or subsections shall be deemed deleted from the IRC and the amended provisions inserted in their place in accordance with the direction of this section.

A. IRC Section R101.1 Amended. Section R101.1 of the IRC is hereby amended to read as follows:

R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-Family Dwellings of the City of Monroe, and shall be cited as such and will be referred to herein as the “IRC” or “this code.”

B. IRC Section 105.2 Amended. Section 105.2 of the IRC is hereby amended to read as follows:

1. The subsection entitled “Building” is amended as follows:

a. Subsection 105.2(1) is hereby amended to read as follows:

One-story detached structures accessory to a one- or two-family dwelling, used as tool and storage sheds, patio covers, playhouses, tree-supported structures used for play and similar uses, gazebos, hot tub enclosures and similar uses provided the floor area does not exceed 200 sf. Accessory buildings must be considered to be portable and may not be constructed on permanent foundations such as poured-in-place concrete footings.

2. The subsection entitled “Electrical” is deleted.

C. IRC Section 105.3.1.1 Amended. Section 105.3.1.1 of the IRC is hereby amended in its entirety to read as follows:

R105.3.1.1 Determination of substantially improved or substantially damaged existing buildings in flood hazard areas. For applications for reconstruction, rehabilitation, addition or other improvement of existing buildings or structures located in an area prone to flooding as established by Table 301.2(1), the code official shall examine or cause to be examined the construction documents and shall prepare a finding with regard to the value of the proposed work. For buildings that have sustained damage of any origin, the value of the proposed work shall include the cost to repair the building or structure to its predamage condition. If the code official finds that the value of proposed work equals or exceeds 50 percent of the assessed value of the building or structure before the damage has occurred or the improvement is started, the finding shall be provided to the hearing examiner for a determination of substantial improvement of substantial damage. Applications determined by the hearing examiner to constitute substantial improvement or substantial damage shall meet the requirements of Section R322.

D. IRC Section R105.5 Amended. Section R105.5 of the IRC is hereby amended to read as follows:

R105.5 Expiration. Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. The building official is authorized to grant, in writing, one or more extensions of time, for periods of not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated.

E. IRC Section 108.2 Amended. Section 108.2 of the IRC is hereby amended to read as follows:

108.2 Schedule of permit fees. On buildings, structures, gas, mechanical, and plumbing systems or alterations requiring a permit, the fee for each permit shall be as set by periodic fee resolution of the Monroe City Council and Table 1-A and Table 103.4.2(A) attached thereto.

Plan Review Fees. When submitted documents are required, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. Said plan review fee shall be 75 percent of the building permit fee as shown in Table 1-A of the Monroe Fees Resolution. The plan review fees specified in this section are separate from and 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, an additional plan review fee shall be charged at the rate shown in Table 1-A of the Monroe Fees Resolution.

F. Section R108.5 Amended. Section R108.5 of the IRC is hereby amended to read as follows:

R108.5 Refunds. The building official may authorize the refund of fees paid upon filing of a written application by the original permittee not later than 180 days after the date of fee payment, as follows:

1.    100% of any fee erroneously paid or collected;

2.    Up to 80% of the permit fee paid when no work has been done under a permit issued in accordance with the periodic fee resolution of the Monroe City Council; or

3.    Up to 80% 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 review is done.

The request for a fee refund must be made in writing, prior to the expiration date of the 180 day plan review period, or the expiration date of the building permit, and with justifiable cause.

G. IRC Section R110.1 Amended. Section R110.1 of the IRC is hereby amended by adding a sentence to the end of the first paragraph to read as follows:

Approval of the final inspection on the building site job card shall be considered to be final approval and the signed job card shall serve as the “Certificate of Occupancy” as stated on the job card.

H. IRC Section R112 Amended. Section R112 of the IRC is hereby amended to provide as follows:

Section 112 – APPEALS

112.1 Appeals. All appeals of orders, decisions, interpretations or determinations made by the building official relative to the application and interpretation of the IRC shall be to the City of Monroe Hearing Examiner in accordance with Chapter 2.34 MMC. The hearing examiner shall have no authority to waive the requirements of this code.

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.

112.2.1 Determination of substantial improvement in areas prone to flooding. When the building official provides a finding required in Section R105.3.1.1, the hearing examiner shall determine whether the value of the proposed work constitutes a substantial improvement. A substantial improvement means any repair, reconstruction, rehabilitation, addition, or improvement of a building or structure, the cost of which equals or exceeds 50 percent of the assessed value of the building or structure before the improvement or repair is started. If the building or structure has sustained substantial damage, all repairs are considered substantial improvement regardless of the actual repair work performed. The term substantial improvement does not include:

1.    Improvements of a building or structure required to correct existing health, sanitary or safety code violations identified by the building official and which are the minimum necessary to assure safe living conditions; or

2.    Any alteration of an historic building or structure provided that the alteration will not preclude the continued designation as an historic building or structure.

For the purpose of this exclusion, an historic building is:

2.1. Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places; or

2.2. Determined by the Secretary of the U.S. Department of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as an historic district; or

2.3. Designated as historic under a state or local historic preservation program that is approved by the Department of the Interior.

R112.3 Administration. The building official shall take immediate action in accordance with the decision of the hearing examiner.

I. IRC Section R113.2 Amended. Subsection R113.2 is hereby amended to provide as follows:

R112.2 Code Enforcement. Enforcement of violations of this code shall be in accordance with Chapter 1.04 of the Monroe Municipal Code.

J. IRC Section R113.3 Deleted. Subsection R113.3 is deleted in its entirety.

K. IRC Section R113.4 Deleted. Subsection 113.4 is deleted in its entirety.

L. IRC Section R114 Amended. Section R114 of the IRC is hereby amended to read as follows:

R114.1 Notice to owner. Upon notice from the building official that work on any building or structure is being prosecuted contrary to the provisions of this code or in an unsafe and dangerous manner, such work shall be immediately stopped. The stop work order shall be in writing and shall be given to the owner of the property involved, or to the owner’s agent, or to the person doing the work and shall state the conditions under which work will be permitted to resume. There shall be a fee imposed for issuance of a Stop Work Order in the amount set by periodic fee resolution of the Monroe City Council.

R114.2 Unlawful continuance. Any person who shall continue work in or about the structure 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 an investigative fee of which shall be a fee equal to the building permit fee in addition to the required permit fees by Monroe City Council by periodic resolution.

R114.3 Unauthorized tampering. Signs, tags, or seals posted or affixed by the building official shall not be mutilated, destroyed, tampered with, or removed without authorization from the building official. The fine for the removal, mutilation, destruction of, or tampering with said notice, sign, tags, or seals shall be as set forth in the Monroe Municipal Code, Section 15.04.200.

M. IRC Table R301.2(1) Amended. Table R301.2(1) of the IRC is hereby amended to read as follows:

Table R301.2(1)
Climatic and Geographic Design Criteria

Ground Snow Load

25 lbs/ft²

Wind Speedd

85 mph

Topographic Effectsk

YES

Seismic Design Categoryf

D1/D2

Weatheringa

Moderate

Frost line depthb

18"

Termitesc

Slight

Winter Design Tempe

26°

Ice Barrier Underlayment Requiredh

No

Flood Hazardsg

See MMC 14.01

Air Freeze Indexi

174

Mean Annual Tempj

51.2°

N. IRC Section R329 Added. A new Section R329 of the IRC is hereby added to read as follows:

R329 Fire Sprinklers. All zero lot line townhouses constructed, where the aggregate area of all connected townhouses totals five thousand square feet or greater, shall have installed throughout the building an automatic fire sprinkler system approved pursuant to Section 903 of the IFC. For the purposes of this Section, fire walls, fire barriers, fire partitions and fire-resistance-rated horizontal assemblies do not constitute separate buildings.

(Ord. 007/2016 § 4; Ord. 008/2013 § 1 (Exh. A); Ord. 013/2010 §§ 17 – 24; Ord. 001/2010 §§ 7, 8; Ord. 033/2008 § 4; Ord. 015/2007 § 7; Ord. 004/2006 § 3; Ord. 041/2004 § 2; Ord. 012/2004)