HomeMy WebLinkAbout1756 Adopting a Building Code
ORDINANCE NO. 1756
AN ORDINANCE ADOPTING A BliILDING CODE FOR TlIE CITY OF
ASHLAND; REPEALING ORDINANCE NOS. 1389, 1570 and 1582;
AND DECLARING AN EMERGENCY.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
Section 1. ADQPTION OF BUILDING CODE BY REFERENCE
A. The Uniform tuilding Code, 1970 Edition, Volume I with appendix,
Volume II with appendix A, B,& C, and liniform Building Code
Standards, prepared and published Ly the International Conference of
Building Officials, is hereby adopted by reference, by the Ci ty
of Ashland as the building code of the City of Ashland, with the
following amendments, and together with the regulations as stated
in the balance of this ordinance.
Subsection 1. The Uniform Building Code, Volume .1, is hereby
modifIed to read as follows:
a. Section 205, Volume I, shall apply to all items in this
Ordinance.
b. Section 1714 is amended by adding the following:
Exception: Single-family dwellings may have the height of
guard rails reduced to thirty-six (36) inches, if distance
~bove grade is not more than ten (10) feet.
Subsection 2. The Uniform Building Code, Volume II, A.ppendix B,
Is hereby modified to read as follows:
a. Section 2212, is hereby amended to read as follows:
^~~ p~p~ u~~u ror tne InstallatIon, extension, alteration,
or repair of any gas piping shall be standard weight black
. wrought iron or steel. All such pipe shall be new, or shall
previously have been used for no other purpose than conveying
gas, it shall be in good condition and free from internal
obstructions, burred ends shall be reamed to the full bore
of the pipe. All fittings used in connection with the afore-
mentioned piping shall be of black malleable iron. All valves
and appurtenances used in connection with the aforementioned
piping shall be of a type designed and approved for use ,vi th
fuel gas.
b. Section 2214, is amended by adding the following conditions to
the exception:
5. The gas appliance input rating does not exceed 150,000
BTU per hour.
6. Providing the appliance is not located in an under-
floor crawl space or. in an attic.
B. When reference in the Uniform Building Code as adopted in subsection
A. of this sect ion is made to the I:Bui lding Official I: , it shall read
as "Chief Building Inspector.1!
Section 2. Y~B-IANCES To accompli ;:J. flexibility and provide for
the use of the 1970lJi1ilOrm Building C\>de in the City of Ash'.JI.nd it is
further pr6vided'~~_follows:
The Building Inspector or the Building Appeals Board may
approve any materials, design or method of construction so
long as they will provide substantially the same physical and
fire safety and accomplish the same general aims as the pro-
visions of the 1970 Uniform Building Code." Any person agrieved
by the decision of the Building Inspector may appeal to the
Building Appeals Board and further any person dissatisfied with
the decision of the Building Appeals Board may appeal to the
Common Co~nci1 of the City of Ashland ,dlich shall have the same
powers as set forth herein relative to the Building Appeals Board.
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Section 3. CREATING AND ESTABLISHING FIRE ZONES (See Section 1601, DBC)
Fire Zones One, Two and Three as defined and establ~shed by the ~niform
Building Code heretofore adopted shall i~clud~ such ter~ltory ?r portIons
of said city as are designated and desc:ILed In the ZonIng OrdInance No. l36l
of the City of Ashland as follows, to-WIt:
..FIRE ZONE AREA IKCLUDED WITHIN FIRE ZONE
Fire Zone No. 1 C-2 or Commercial Downtown District
Fire Zone No. 2 C-l or Commercial R~tail District
C-3 or Commercial-Heavy District
. Z N 3 All other territories not heretofore in Fire Zone I or 2.
Flre one o.
The rezoning of any territory by amendment to the aforementioned Ordi-
nance No. 1361 shall automatically place the annexed property in the approp-
riate Fire Zone as described above.
Section 4. APPOINTMENT OF INSPECTORS (See Section 201 and 202(bJ, UBr.)
The Director of Public Works, with approval of the City Administrator,
shall appoint a Building Official, who shall be in charge of building inspection,
.~etl'ieal . ~l J. --",- and plumbing inspection. The Building Official shall
be a person not engaged in, or ~ith pecuniary interest in any building, electric,
plumbing, or' supply business~ .
The Building Official, with the approval of the Director of Public Works,
may appoint a Building Inspector, who shall be a person not engaged in, or
with pecuniary interest in, any building business, or any building supply
business.
Section S~ ARCHITECTS OR ENGINEERS REQUIRED (See Section 301 (c), UBC)
(a) Any building or structure over 4,000 square feet in area or more
than 20 feet in height from the top of the lo~est floor to the bottom of the
highest ceiling, must have all plans for erection, alteration or enlargement
designed, stanped and countersigned by a registered Oregon Architect or Engineer.
Aii uu.iiu.iJ1I:!~ ui l.ilt: auovt: s'ta'tea size Wilic~1 t:ile nuiHic may ent:er ror
purpose of deliberation, education, worship, shopping,~ entertainment, amuse-
ment or awaiting transportation must be designed to resist the natural forces
resulting from high winds and earthquakes.
(b) Plans for all metal buildings and all metal trusses must be certi-
fied by an Oregon -Registered Architect or Engineer or be produced by a fab-
ricator approved by the Building Official.
(c) Wood trusses over 38 feet in span must be designed and certified
by an Oregon Architect or Engineer. Wood trusses under 38 feet in span must
be designed and certified by an Oregon Architect or Engineer, or comply with
truss design approved by the Building Official.
Section 6. BUILDING PERMITS (See Section 30l(a), UBC)
(a) No person, firm, corporation, school district ?r political subdi-
vision shall erect, construct, enlarge, repair, move or Improve any building
or s~ructure without first obtaining a building permit from the Building
Division of the City of Ashland.
(b) Railroad, electric, or communications, public utilities and state
and federal buildings are exempt from the provisions of this Ordinance for
work performed or installations made in the exercise of their function as
utilities when located outdoors, or in buildings used exclusively for that
purpose.
(c) Administrators of state owned buildings or their agents shall secure
City of Ashland building permits for all new or remodeled buildings. Permits
will be issued without charge. Inspection of such buildings will be the re-
sponsibility of tIle Architqcts, Engineer~.or State Inspectors employed for
~uch bu~ldi.!lgs. __(S~~ S:c~~~n 3~3 (a), U!~~ __ __.__~_ _ _
(d) The general contractor shall obtain all permits at one time,
including building, electric and plumbing permits. "
The electrical contractor shall furnish a signed load schedule for
the project showing size of building and all equipment loads and con-
tractor's state and city license numbers.
The plumbing contractor shall furnish a signed plumbing permit
application showing all itcms that are required to figure the plumbing
permit fee. The statement will show the contractor's state and city
license numbers. .2.
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Section 7.
Amend table
schedule:
Moving
Section 8 .
a building or demolition of a building - $10.00
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CERTIFICATE OF OCCUPANCY [See Section 306(a), UBC)
~UILDING PEro.~T FEES (See Section 303(a), UBC)
3(a) by adding the following to the building permit fee
No building for which a permit has been issued shall be occupied
until final inspection has been made and a certificate of occupancy has
been issued by the building official.
Section 9. STOP WORK ORDER (See Section 202(e), UBC)
The Building Official or his agents may issue a stop work order
if the construction violates the Code.
If a stop work order is posted on the project, no more work shall
be done until the violations are corrected and the Building Official
gives permission to proceed.
Section 10. INSPECTIONS REQUIRED (See Section 304(d), UBC)
The General Contractor will post the building inspection card at
an accessible place on the job. The General Contractor will notify the
Building Official when ready for inspections as listed on the inspection
card and as listed below. Inspections will be made within 48 hours after
notification, Saturdays, Sundays and holidays excepted. ~
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(1) Footings, foundations, and walls before pouring.
(2) Plumbing and gas inspections before laying sub floor in
building without basement, or if under concrete slab before
pouring concrete. (Pressure or water test is required.)
(3) Elect~ical and Plumbing inspection of rough-in before
~uVt: l':1J~g.
(4) El~ctric heat cable before plastering.
(5) Fireplace hearths and slabs, smoke-chamber, and before
installing chimney cap.
(6) Final inspection after all electrical and plumbing fixtures
are installed and operating, before occupancy.
Section II. CONSTRUCTION MATERIAL (See Section 250l(e), UBC)
Used lumber may be used by a home owner on his own personal
residence, if approved by the Building Official.
Section l2(alINSPECTIONS OF BUILDING TO BE MOVED (See Section 105, UBC)
No building will be moved to a new location within the city
unless inspected and approved for the intended use by the Building
Official.
Section 12 (b)~FOUNDATION~ .AND- MODIFICATIONS OF EtiILDINGS MOVED
}.toved structur~s shall comply with the Code i;;-~gard to foundation
piers, and structural alterations as specified by the Building Official.
Plumbing shall be modified to meet the City code as specified by the Build-
ing Official.
All flues shall be replaced if specified by the Building Official.
Section 13. REMODELS AND FIRE DA~1AGE REPAIR (See" Section 104, UBC)
On remodeling jobs and repair of firc damage jobs, ovbious defects in
the balance of the structure may be required by the Building Official to
meet the Building Code.
Thc Electric Scrrice entrance shall be brought to code, and all reccp-
taclcs in tllC entire building shall be grounded if within six feet of p1umhing
or grounded objccts. Circuits shall be brought to code to thc satisfaction
of the Building Official. ~3~
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ASME pressure and temperature relief valves shall be installed on all
water heaters. A pressure regulator shall be installed on water service if
mai~ pressure is over 80 PSI. Gas appliance vents shall be brought to code.
Traps shall be vented and plumbing in general brought to code to the
satisfaction of the Building Official.
Section l4. FOOTINGS (See Section 2905, UBC)
Footings shall contain at least one #4 reinforcing rod, bent around
corners, all joints overlapping at least 15 inches and securely wired together.
If footings are poured separately, steel #4 dowels shall be imbedded in the
footing every four feet, or closer if required to match vertical steel in wall.
Dowels will be firmly imbedded in footing and project at least 12 inches
into the wall above.
Section l5. FOUNDATIONS AND WALLS (See Chapter 24, UBC)
(a) Minimum concrete block or masonry, basement walls and foundations,
shall be eight inches thick. Low walls shall have top layer of block filled
with concrete or topped by bond beam. Masonry walls shall have #4 steel re-
inforcing rod at each side, top and bottom of every opening, at floor, ceiling,
roof, and top of parapet walls. All voids around rods shall be poured solid
with concrete. K web shall be used, spaced every third row of blocks with
spacing not to exceed 24 inches, with no backfill, and 16 inches center to
center, with backfill against walls. Bond beam at top shall contain at least
one ~~ rod.
(b) All block walls more than 30 inches high shall be capped \<;1 th a bond
beam incorporating at least one #4 rod, and be reinforced by K web, per(a)above.
(c) Concrete lintels shall be poured with steel as specified by the
Building Official, extending at least two feet on each side of opening. Block
lintels shall be poured with concrete mix and with steel as specified by the
Building Official, extending at least two feet on each side of opening.
Cd) There s~all be at least an 18 inch clearance under floor ioists and
beams used in post and beam construction and a minimum of a 12 inch clearance
will be required under girders. (See Section 25l7(c)2, UBC)
(e) Wh"en, in the opinion of the Building Official, there may be a water
problem, the following items shall be required: (See Section 25l7(c), UBC)
The ground under such building or portion thereof, hereafter constructed
without a basement, shall be sloped to a low point and such drains, facilities
and equipment shall be installed therein as shall be-necessary to provide pos-
itive drainage of the area under the building.
The drain facilities and equipment, including a pump if necessary, shall
be of such nature, capacity and design as the Building Official shall deem
necessary to provide the drainage above described. The drainage shall be to
a point lower than the area to be drained, \'li th water run-off ability.
. If the premises abut a curbed street, or a storm sewer is available, and
if the grade is favorable, a gravity drain from under the building shall extend
through the curb to the street, gutter, Qr to the storm sewer. If a sump pump
is used, a sump wi th walls of red,,'ood -or concrete shall be provided, and the
drain pipe shall be connected to any existing street gutter or storm sewer.
(f) All basement walls supporting backfill shall be water proofed with
two continuous coatings of approved material applied at right angles to each
other. (See Section 2310, UBC)
Drain tile shall be installed around all basement walls, and around any
foundation if specified by the Building Official, and te connected to an ade-
quate discharge system which will insure removal of water from the drain tile
system.
Tile shall be installed with a minimum slope of one inch in 20 feet, shall
be bedded on at least two inches of crushed rock, covered with at least six
inches of crushed rock, and located within one foot of ~ootings.
Down spouts shall not be connected to the foundation drain system.
(g) Interior piers of single story type V buildings shall be at least
l6~' x 16" x 8" thick. -c;.Larger piers may be specified by the Building Official.
(See Sect ion 2417 (e), UBC) -4-
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Section 16. FIREPLACES
(a) W}~n approved metal heat circulators are installed in a fireplace
the mas?nry above the circulator shall be supported on a steel angle of ade~
quate SIze. The masonry shall not rest on the circulator. (See Section 3704(d)UBC)
., (b) Heart~s shall be supported on masonry or reinforced to 'carry its own
w~.lght and all Imposed loads; combustible forms shall be removed. There shall
be a clearance of 2" under hearth from all framing. (See Section 3704 (j), UBC)
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Se.ction 17. -~TAND~NG FIREPLACES
Amend Section 3704 by adding subsection (0); ._
. (0) Prefabricated S\o,'edish fireplaces and simila'r-typ"e-g- with- fi~e-box
supported on legs, shall have an incombustible hearth, to standard si~e, which
if light enough, may rest on the floor structure.
Section 18. LAMINATED BEAMS
(l) All girders, stringers and beams as used in post and beam construction
shall have all joints over posts or supports.
(2) Two inch sub-floor shall be joined over supports.
Section 19. POST AND BEAM FLOOR CONSTRUCTION (See Chapters 20 and 25, UBC)
The spans listed below shall be maximum. Desion conditions: 40 pound:5 per
square foot live load and seven pounds per square f~ot dead load, no ceiling
below; all beams spaced not over four feet center to center.
NOl-fINAL SIZE MAXntill.f SPANS, std. or #2 and better
6'
8'
lO'
12'
Section 20. WOOD PRESERVATIVE
Ca) All sills and posts contacting foundations or piers shall be treated
with wood preservative. (See Scction 2517(3). UBC)
4" x 6"
4" x 8"
4" x 10"
4" x 12"
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Section 21. 1~~A~r ~IHBEr-. WAI.IJ'/AY COVERS
Amend Section 1710 by the addition of 3. under EXCEPTIONS:
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3. In Fire Zones I and II, and where located completely on and over
private property, unenclosed structures providing cover for malls, walkways
or entranceways to buildings may be of heavy timber construction. Columns shall
be designed to support the design load of the structure but in no case shall
the nominal dimension be less than 4" x 6".
Columns shall set on raised concrete piers or metal stirrups and shall be
anchored as required to resist uplift by wind pressure. This type of structure
may be supported independently or may be partly supported by the exterior wall
of the building. The height of this type structure shall be limited to 15
feet. The exceptions to the Uniform building Code as listed in Section 18(c)
are not to be construed to allow walkways to be covered by a building.
Section 22. . FIRE RETARDAr-;T UlAKES OR SHINGLES
Amend Section 1705 by adding (c)2.:
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(c) 2. Permanent fire retardant shakes or wood shingles may be used
in the above application if applied over at least a one-hour(fire resistive
wall and applicd as a Class B installation over steel foi1;~shakes, asphalt
saturated asLestos felt shall be used in place of 30 pound asplla1t felt, per
Section 3203(d)8. of this code; all if installed over at least a one-hour
fire~esistive fire wall.
Section 23. WO~~ FACINGS
Amend Section 1705 (c) by adding thc follo\\'ing two .paragraphs:
3. The wood applied as described in the above paragraph may cxtend above
fifteen (IS) feet from grade, providing thc surface area does not exceed lOt
of the area of the wall located above this height, and providing that this wood
is relativc1y evcn1y cfistritutcd on the surface of thc building, and must be over
at lcast a one-hour fire rcsistive firc \\all.
4. Firc retardant treated wood, whicll maintains its fire rctardant qualities
when tcsted in accordancc with the rain and weathcring tests of thc U.B.C.
Standard No. 32-37, may be used on the cntire outsidc surface of the extcrior
wall up to tlrrcc stories or forty (40) feet in height, if ~nstal1cd ovcr at least
a nn~-hnt1T fiTe' TPcd"tivf' fiTP w:tll ~ _c:_
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Section 24. FIRE RETARDANT WOOD CONST~UCTION
Amend Section 1710 by adding the- following to Exception' (1):
Permanently fire retardant treated heavy timber or permanent fire retardant
wood protected on the bottom with one-hour fire resistive construction may be
used in Fire Zones I and II for the above use, without regard-to therabove .
distance from property lines, and shall not project into an area where openings
are required to be protected and Type III building is not over two stories in
height.
Section 25. EXTERNAL USE OF HEAV'l' ~'IM~ERS
,~'Amend Section 2003(a),.paragraph 5, to read as _follows:
S. Wood columns and arches conforming to heavy timber sizes may be used,
externally where exterior walls are permitted to be of unprotected non-combustible
construction, or one-hour fire resistive non-combustible construction when
located in Fire Zone lIar III, and as non-structural members in Fire Zone I.
Section 26. WOOD STAIRWAYS
Amend Section 3305 (m) by adding the following sentence to the first
paragraph:
In Eire Zone I, Type III buildings not exceeding two stories in height may
have a wood exterior stairway providing all wood members (e)(ee~t saRi Fails),
are of permanently fire retardant treated wood.
Section 27. W~OD'MARQUEE~
Amend Section 4S05(e) by adding the following:
Marquees and items listed under Section 4504, may be of permanently fire
retardant treated wood if protected on the bottom with a one-hour fire resistive
construction, and if facing on roof is of permanently fire resistive treated
shakes. They must be installed per a Class B installation, which includes an
underlayrnent of steel foil, and the use of 15 pound saturated asbestos felt in
place of the 30 pound felt specified in Section 3203(d)8. of this code.
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Section 28. WATER HEATERS
All enclosed u~righ~ ~nd ~n~erco~nt~r wa~~r hea~e~s s~al: be instal~~d
Wi't;1 ca.Jl d'-'\...C~=' UpC;;J1..L.11~ eLL ~C;:d.:>,," .J..VU.L ~Jl\....11C:J WJ..UC.1, c:&.llU LWU .1.Jl\...11C::> ~,-1~11Cl. Lila!1
the water heater. The access door shall be easily opened without damaging the
surrounding structure.
Walls of the compartment shall be at least three inches from the water
heater; adequate clearance shall be allowed above water heater for installation
of an ASME pressure and temperature relief valve, and for clearance to work
when disconnecting or connecting the pipes.
The water heater shall be installed with control and heating element
cover plates and drain valve facing the access opening.
Section 29. TEMPORARY BUILDINGS (Addition to Section 1601(d), UBC)
Permits may be issued for temporary buildings, to the u.S. Government,
State of Oregon, or to any political subdivision or agency thereof. The own-
nership of the building is to be in such body.
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A temporary building is defined as a building which is constructed to,
and in fact does, remain in existance for a period of not more than four years
from the date of the permit.
Temporary buildings may be built with a minimum clearance of 4" from the
ground, if all wood within 12" of ground is treated with wood preservative.
The City of Ashland reserves the right to destroy or dismantle the temporary
building at the end of the four year per!~~, if the owners have not done so.
Section 30. UNDERGROUND UTILITIES
~Ao Underground Utilities Required. In conjunction with the issuance of
a bU1ld1ng perm1t for a new electrical service, allan-site utility
lines, including but not limited to, electric, cornrnuni~ations, and
cable television, shall be installed underground; except as provided
in Section 21-B. For the purpose of this Section>> appurtenances and
associated equipment such as, but not limited to, surface-mounted
terminal boxes and meter cabinets, and terminations for concealed ducts
in an underground system, may be placed above ground.
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Underground Utilities - Exceptions. Underground utilities need not be
installed in thef~11ow1ng instances:
a. Any replacement or relocation of a service on a lot when it does
not necessitate any increase in the number of existing overhead
lines and/or utility poles.
b. Any increase in service size if no additional overhead lines and/
or utility poles are required.
c. Single'fami.ly dwellings, when utility poles exist along property
lines, or abutting streets, except for underground facilities
required by Ordinance No. 1381, provided that a service panel and
stubbed conduit shall be installed to convert to underground util-
ities at a future date.
d. Industrial districts.
c. Underground Utilities - Cost.
The utilities shall bear all costs, except trenching and backfilling,
and any required conduit in place, which costs shall be the responsibility
of the property owner.
D. Underground Utilities - Rules and Regulations.
The Common Council may, by resolution, adopt rules and regulations
governing the installation and allocation of costs for underground utility
extensions as a condition of building permit issuance.
Section 31. SEVERABI~ITY
If any sentence, clause, or phrase of this Ordinance or any section or
subsection thereof is for any reason held to be unconstitutional, such decision
shall not affect the validity of the remainder thereof. The Common Council of
the City of Ashland hereby declares that it would have passed this Ordinance
and any and each section, subsection, sentence, clause or phrase thereof irre-
~n~rtivp ~~ ~hp f~r~ ~h~! ~~y 0n~ 0r more ~ecticns. =ch=c~ticn~_ ~r~~~~~~:,
=l~~.;c~ Vj, pju i:i:J~~ be aeclareC1 unconstitutional. .
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Section-32. REPEAL OF CONFLICTING~ORDINANCES
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Ordinance ~os. 1389, 1570, 1582 and all sections of Ordinances in conflict
herewith, are hereby repealed.
Section 33. EMERGENCY CLAUSE
That inasmuch as the construction of buildings and electrical instal-
lations, plumbing and all related matters in the construction of buildings is
a matter of daily concern within the City of Ashland and it is necessary to
have uniform rules and regulations to determine the character and quality of
building construction, and that the peace, health and safety of the City of
Ashland and its inhabitants demands that this Ordinance shall be in immediate
force and effect, an emergency is hereby declared to exist, and this Ordinance
shall be in full force and effect upon its passage by the Council and approval
by the Mayor.
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The foregoing Ordinance was duly provided in accordance with Article X,
Section 2. (c) of the .A~hland Ci tv r.h~-rter; and was firs t .r.ead by ti tIe onl~'
at a regular meeting of the Commffion Council held on the , ~ day of [} P-{/C,Jf/Jkf(
1972, and passed to its s~cond readin~by title only and-aury adopted. at a
- regular meeting on the M day of !!..L3 t--f /o18J!1\ , 1972, the vote beIng as
follows:
Aye s : K
Nays: 0 APPROVED:
ATTEST:
.~ ~,!3:YL
I' ,Ity Recorder
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