All building construction work and the inspections thereof must be in conformity with the provisions of this code and with the latest edition of the international building code, which is hereby adopted by the city, with the following specific deletions and additions:
Chapter 1 - Scope And Administration
Chapter 1 Scope And Administration is deleted in its entirety and replaced by city of Elko ordinance no. 722, title 2, chapter 1, "Building Regulations Administrative Code", of the city code.
Chapter 2 - Definitions
Section 202 - Definitions.
Amend section 202 to include the following new definitions:
High Rise Building: Any building having occupied floors more than 55 feet (16.764 mm) above the lowest level of the fire department vehicle access shall comply with the requirements of Section 902.1.1.
Surcharge: A vertical load imposed on the retained soil that may impose a lateral force in addition to the lateral earth pressure of the retained soil. Examples include:
. Sloped retained soil.
. Structure footings supported by the retained soil.
. Adjacent vehicle loads supported by the retained soil.
Chapter 3 -
Occupancy Classification and Use
Section 305.2 Group E, Day Care Facilities.
Amend Section 305.2 to read as follows:
305.2 Group E, day care facilities. This group includes buildings and structures, or portions thereof occupied by more than six children older than 2 ½ years of age who receive educational, supervision or personal care services for fewer than 24 hours per day.
305.2.1 Within places of religious worship. Rooms and spaces within places of religious worship providing such day care during religious functions shall be classified as part of the primary occupancy.
305.2.2 Six or fewer children. A facility having six or fewer children receiving such day care shall be classified as part of the primary occupancy.
305.2.3 Six or fewer children in a dwelling unit. A facility such as the above within a dwelling unit and having six or fewer children receiving such day care shall be classified as a Group R 3 occupancy or shall comply with the International Residential Code.
Section 308 - Institutional Group I.
Amend Section 308.2 to read as follows:
Section 308.2 Institutional group I-1.
Institutional Group I-1. Institutional Group I 1 occupancy shall include buildings, structures or portions thereof for more than 16 persons, excluding staff, who reside on a 24 hour basis in a supervised environment and receive custodial care. Buildings of Group I 1 shall be classified as one of the occupancy conditions specified in Section 308.2.1 or 308.2.2. This group shall include, but not be limited to, the following:
Alcohol and drug centers
Assisted living facilities
Congregate care facilities
Group homes
Halfway houses
Residential board and care facilities
Social rehabilitation facilities
308.2.1 Condition 1. This occupancy condition shall include buildings in which all persons receiving custodial care who, without any assistance, are capable of responding to an emergency situation to complete building evacuation.
308.2.2 Condition 2. This occupancy condition shall include buildings in which there are any persons receiving custodial care who require limited verbal or physical assistance while responding to an emergency situation to complete building evacuation.
308.2.3 Six to 16 persons receiving custodial care. A facility housing not fewer than six and not more than 16 persons receiving custodial care shall be classified as Group R-4.
308.2.4 Five or fewer persons receiving custodial care. A facility with five or fewer persons receiving custodial care shall be classified as Group R-3 or shall comply with the International Residential Code provided an automatic sprinkler system is installed in accordance with Section 903.3.1.3 or Section P2904 of the International Residential Code.
308.2.5 Board of Health. All portions of a care facility which houses patients or residents which is classified by the State Board of Health as ‘Category 2,' and which has an occupant load of more than 10 residents, is classified as an ‘I- 1' occupancy classification.
Section 308.5 Institutional Group I-4, Day Care Facilities.
Amend Section 308.5 to read as follows:
308.5 Institutional Group I-4, day care facilities. Institutional Group I-4 occupancy shall include buildings and structures occupied by more than six persons of any age who receive custodial care for fewer than 24 hours per day by persons other than parents or guardians, relatives by blood, marriage or adoption, and in a place other than the home of the person cared for. This group shall include, but not be limited to, the following:
Adult day care
Child day care
308.5.1 Classification as Group E. A child day care facility that provides care for more than six but not more than 100 children 2½ years or less of age, where the rooms in which the children are cared for are located on a level of exit discharge serving such rooms and each of these child care rooms has an exit door directly to the exterior, shall be classified as Group E.
308.5.2 Within a place of religious worship. Rooms and spaces within places of religious worship providing such care during religious functions shall be classified as part of the primary occupancy.
308.5.3 Six or fewer persons receiving care. A facility having six or fewer persons receiving custodial care shall be classified as part of the primary occupancy.
308.5.4 Six or fewer persons receiving care in a dwelling unit. A facility such as the above within a dwelling unit and having six or fewer persons receiving custodial care shall be classified as a Group R 3 occupancy or shall comply with the International Residential Code.
Section 310.2 Residential Group R-1.
Amend Section 310.2 to read as follows:
310.2 Residential Group R-1. Residential Group R-1 occupancies containing sleeping units where the occupants are primarily transient in nature, including:
Boarding houses (transient) with more than 10 occupants
Brothels
Congregate living facilities (transient) with more than 10 occupants
Hotels (transient)
Motels (transient)
Group 311.2 Moderate Hazard Storage, Group S-1.
311.2 Moderate-Hazard Storage, Group S-1.
Buildings occupied for storage uses that are not classified as group S-2, including, but not limited to, storage of the following:
Amend Section 311.2 to read as follows:
Aerosol products, Levels 2 and 3
Aircraft hangar (storage and repair)
Bags: cloth, burlap and paper
Bamboos and rattan
Baskets
Belting: canvas and leather
Books and paper in rolls or packs
Boots and shoes
Buttons, including cloth covered, pearl or bone
Cardboard and cardboard boxes
Clothing, woolen wearing apparel
Cordage
Furniture
Furs
Glues, mucilage, pastes and size
Grains
Horns and combs, other than celluloid
Leather
Linoleum
Lumber
Motor vehicle repair garages complying with the maximum allowable quantities of hazardous materials listed in Table 307.1(1) (see Section 406.8)
Photo engravings
Resilient flooring
Self service storage facility (mini storage)
Silks
Soaps
Sugar
Tires, bulk storage of
Tobacco, cigars, cigarettes and snuff
Upholstery and mattresses
Wax candles
Section 403.5.4 Smoke Proof Enclosures.
Amend Section 403.5.4 to read as follows:
403.5.4 Smoke proof enclosures. Every required interior exit stairway serving floors more than 55 feet (16764 mm) above the lowest level of fire department vehicle access shall be a smoke proof enclosure in accordance with Sections 909.20 and 1023.11
Revise section 404.3 to read as follows, deleting exception nos. 1 and 2:
[F] 404.3 Automatic Sprinkler Protection.
An approved automatic sprinkler system must be installed throughout the entire building.
Section 406 - Motor-Vehicle-Related Occupancies.
Revise as follows:
406.1 Area Increase (Private Garages And Carports).
Add a new exception after last paragraph of section 406.1.2 to read as follows:
406.1.2 Area Increase.
Group U occupancies used for the storage of private or pleasure-type motor vehicles where no repair work is completed or fuel is dispensed are permitted to be 3,000 square feet (279 m2) when the following provisions are met:
1. For a mixed occupancy building, the exterior wall and opening protection for the group U portion of the building must be as required for the major occupancy of the building. For such a mixed occupancy building, the allowable floor area of the building must be as permitted for the major occupancy contained therein.
2. For a building containing only a group U occupancy, the exterior wall must not be required to have a fire-resistance rating and the area of openings must not be limited when the fire separation distance is 5 feet (1524 mm) or more.
More than one 3,000-square-foot (279 m2) group U occupancy must be permitted to be in the same building, provided each 3,000-square-foot (279 m2) area is separated by fire walls complying with section 705.
Exception: Noncombustible carports may be of unlimited area when they are open on all sides, not over twelve feet (3658 mm) in height, and located a minimum of 5 feet (1524 mm) from any property line or assumed property line, measured from the roof edge.
406.1.4 Separation (Private Garages And Carports).
Revise section 406.1.4 by adding item nos. 4 and 5 as follows:
406.1.4 Separation.
Separations must comply with the following:
1. Unchanged.
2. Unchanged.
3. Unchanged.
4. Noncombustible carports do not require exterior wall and opening protection when they are open on all sides, not over twelve feet (3658 mm) in height, and located a minimum of 5 feet (1524 mm) from any property line or assumed property line, as measured from the roof edge.
5. When a group B, F, M, R, or S occupancy structure and a noncombustible carport are located on the same property with a minimum separation of ten feet (3048 mm) between the structure and the carport, as measured from the roof edges, exterior wall and opening protection is not required for either structure.
406.4.2 Ventilation (Enclosed Parking Garages).
Revise section 406.4.2 as follows:
406.4.2 Ventilation.
A mechanical ventilation system must be provided in accordance with the uniform mechanical code.
Exceptions:
(1) A mechanical ventilation system must not be required in an enclosed parking garage when openings complying with section 406.3.3.1 are provided.
(2) A mechanical ventilation system must not be required in an enclosed parking garage having a floor area of 1,000 ft2 or less and used for the storage of five (5) or less private motor vehicles.
406.4.2.1 Minimum Ventilation.
The mechanical ventilation system must be capable of producing a ventilation rate of 0.75 cfm per square foot (0.0038 m3/s•m2) of floor area.
Exception:
When approved by the city of Elko, the mechanical ventilation system may be designed to exhaust a minimum of 14,000 cfm (6.61 m3/s) for each operating vehicle. Such system must be based on the anticipated instantaneous movement rate of vehicles, but not less than 2.5 percent of the garage capacity, or one vehicle, whichever is greater.
406.4.2.2 Intermittent Operation.
The mechanical ventilation system is not required to operate continuously where approved automatic carbon monoxide sensing devices are provided to operate the system automatically to maintain a maximum average concentration of carbon monoxide of 50 parts per million during any eight-hour period, with a maximum concentration not greater than 200 parts per million for a period not exceeding one hour.
406.4.2.3 Occupied Spaces Accessory To Public Garages.
Connecting offices, waiting rooms, ticket booths and similar uses that are accessory to a public garage must be supplied with conditioned air and maintained at a positive pressure.
406.6.3 Ventilation (Repair Garages).
Revise section 406.6.3 as follows:
406.6.3 Ventilation.
Repair garages must be mechanically ventilated in accordance with the uniform mechanical code. The ventilation system must be controlled at the entrance to the garage.
406.6.3.1 Minimum Ventilation.
The mechanical ventilation system must be capable of producing a ventilation rate of 1.5 cfm per square foot (0.0076 m3/s•m2) of floor area. Each engine repair stall must be equipped with an exhaust pipe extension duct, extending to the outside of the building, which, if over 10 feet (3048 mm) in length, must mechanically exhaust 300 cfm (0.142 m3/s).
406.6.3.2 Occupied Spaces Accessory To Repair Garages.
Connecting offices, waiting rooms and similar uses that are accessory to a repair garage must be supplied with conditioned air and maintained at a positive pressure.
Section 419 - Live/Work Units.
Revise section 419.5 as follows:
419.5 Fire Protection.
The live/work unit must be provided with a monitored fire alarm system where required by section 907.2.9 and an automatic sprinkler system in accordance with section 903.3.1.1 or 903.3.1.2.
Chapter 5 - General Building Heights And Areas
Section [F] 501.2 Address Identification.
Revise section [F] 501.2 as follows:
[F] 501.2 Address Identification.
New and existing buildings must be provided with approved address numbers or letters. Each character must be a minimum 6 inches (152 mm) high and a minimum of 0.5 inch (12.7 mm) wide. They must be installed on a contrasting background and be plainly visible from the street or road fronting the property. Where access is by means of a private road and the building address cannot be viewed from the public way, a monument, pole or other approved sign or means must be used to identify the structure.
Section 507 - Unlimited Area Buildings.
507.2 Non-Sprinklered, One Story (Unlimited Area Buildings).
Revise section 507.2 as follows:
507.2 Nonsprinklered, Group F-2 Or S-2, One Story.
The area of a group F-2 or S-2 building no more than one story in height must not be limited when the building is surrounded and adjoined by public ways or yards not less than 60 feet (18 288 mm) in width and the building is provided with an automatic sprinkler system throughout when required by section 903.2 or the international fire code.
Chapter 6 - Types Of Construction
Section 603 - Combustible Material In Type I And II Construction.
603.1.2 Piping (Buildings Of Type I/II Construction).
Revise section 603.1.2 as follows:
603.1.2 Piping.
The use of combustible piping materials must be permitted when installed in accordance with the following:
603.1.2.1 Equipment Rooms.
Combustible piping must be permitted to be installed in an equipment room that is enclosed by 2-hour fire-resistance rated construction and protected throughout by automatic sprinklers. The combustible piping must be permitted to be extended from the equipment room to other rooms provided the piping is encased in an approved, dedicated 2-hour fire- resistance rated assembly. Where such combustible piping penetrates a fire-resistance rated wall and/or floor/ceiling assembly, the penetration must be protected by a through- penetration firestop system that is listed for the specific piping material and that has F and T ratings not less than the required fire-resistance rating of the penetrated assembly. The combustible piping must not penetrate more than a single floor.
603.1.2.2 Chemical Waste Systems.
Combustible piping must be permitted to be installed for chemical waste and vent systems when the chemical waste would otherwise react with noncombustible piping. Combustible piping serving such systems must be protected as required in section 603.1.2.1.
603.1.2.3 Medical Water Systems.
Combustible piping is permitted to be installed for purified water systems that are used in conjunction with medical treatment systems, such as dialysis. Combustible piping serving such systems must be protected as required in section 603.1.2.1.
603.1.2.4 Bars And Soda Fountains.
Combustible piping is permitted to be installed for distribution/process systems that serve bars and soda fountains. Combustible piping serving such systems must either be installed below a fire-resistance rated slab-on- grade, protected as required in section 603.1.2.1, or sleeved within noncombustible EMT conduit or metal piping from the room of origin to the area of end use. Where combustible piping serving bars and soda fountains is sleeved within noncombustible EMT conduit or metal piping, the end points of the conduit or pipe must be sealed in accordance with Nevada state health division requirements.
603.1.2.5 Fire Sprinkler Systems.
CPVC piping that is specifically listed and labeled for fire protection use is permitted to be installed for fire sprinkler system piping provided that it is installed in accordance with its listing, the manufacturer's installation requirements, and the international building code.
603.1.2.6 Under Slab-On-Grade.
Combustible piping is permitted to be installed under a fire-resistance rated slab-on-grade provided the transition from combustible to noncombustible piping occurs entirely below the slab-on-grade. The transition from combustible to noncombustible piping is permitted to occur within an equipment room directly above the slab-on-grade when the room is protected as required in section 603.1.2.1.
Chapter 9 - Fire Protection Systems
Section 902.1 High Rise Buildings.
Amend Section 902.1 to read as follows:
902.1 High rise buildings. Any building having occupied floors more than 55 feet (16 764 mm) above the lowest level of fire department vehicle access shall comply with the requirements of Sections 902.1.1 and 902.1.2.
Section 906 Portable Fire Extinguishers.
Amend Section 906 to read as follows:
Refer to the 2018 Editions of the International Fire Code and the 2018 Northern Nevada Fire Amendments.
Section 910.2 Where Required.
Amend Section 910.2 to read as follows:
910.2 Where required. Smoke and heat vents or a mechanical smoke removal system shall be installed as required by Sections 910.2.1 and 910.2.2.
Exceptions:
1. Frozen food warehouses used solely for storage of Class I and II commodities where protected by an approved automatic sprinkler system.
2. Automatic smoke and heat vents are not required within areas of buildings equipped with early suppression fast response (ESFR) sprinklers unless the area of Group F 1 or S 1 occupancy protected with the ESFR sprinklers has an exit access travel distance of more than 250 feet (76 200mmn).
3. Smoke and heat removal shall not be required in areas of buildings equipped with control mode special application sprinklers with a response time index of 50 (m x S)½ or less that are listed to control a fire in stored commodities with 12 or fewer sprinkle.
Chapter 10 - Means Of Egress
1010.1.10 Panic and Fire Exit Hardware.
Amend Section 1010.1.10 to read:
1010.1.10 Panic and fire exit hardware. Swinging doors serving a Group H occupancy and swinging doors serving rooms or spaces with an occupant load of 50 or more in a Group A or E occupancy shall not be provided with a latch or lock other than panic hardware or fire exit hardware.
Exceptions:
1. A main exit of a Group A occupancy shall be permitted to have locking devices in accordance with Section 1010.1.9.4, Item 2.
2. Doors provided with panic hardware or fire exit hardware and serving a Group A or E occupancy shall be permitted to be electrically locked in accordance with Section 1010.1.9.9 or 1010.1.9.10.
Electrical rooms with equipment rated 800 amperes or more and over 6 feet (1829 mm) wide, and that contain overcurrent devices, switching devices or control devices with exit or exit access doors, shall be equipped with panic hardware or fire exit hardware. The doors shall swing in the direction of egress travel.
Section 1209.4 Baby Changing Tables.
Amend Section 1209 by adding Section 1209.4 as follows:
1209.4 Baby Changing Tables. Diaper changing tables are required to be installed in both male, female and other restrooms, in permanent buildings that contain public restrooms as defined in chapter 29 of the 2018 IBC. Changing tables are required when any of the following occur: new buildings, tenant improvements, new restrooms, alteration of existing restrooms, new additions, change of uses that require updating existing restrooms with additions to those facilities. Changing tables shall meet the guidelines of 603.5, 309 and 902 of ANSI/ICC A117.1 2017.
Exceptions: A building or facility that does not have public restrooms or has been issued a permit or license which restricts the admission of children on the basis of age, shall be exempt from this requirement
Chapter 16 - Structural Design
Section 1608.2 Ground Snow Loads.
Amend Section 1608.2 to read as follows:
Ground and roof snow loads shall be 30 pounds per square foot, minimum. Roof snow loads shall not be reduced for slope, as outlined in Chapter 7 of ASCE 7. For unheated structures, structures kept just above freezing, or for freezer buildings, the roof snow load shall be increased using the appropriate factor in Table 7.3-2 of ASCE 7-16.
Section 1704.2 Special Inspections And Tests.
Amend Section 1704.2 to read as follows:
1704.2 Special inspections and tests. Where application is made to the building official for construction as specified in Section 105, the owner or the owner's authorized agent, other than the contractor, shall employ one or more approved agencies to provide special inspections and tests during construction on the types of work specified in Section 1705 and identify the approved agencies to the building official. These special inspections and tests are in addition to the inspections by the building official that are identified in Section 110.
Exceptions:
1. Special inspections and tests are not required for construction of a minor nature or as warranted by conditions in the jurisdiction as approved by the building official.
2. Unless otherwise required by the building official, special inspections and tests are not required for Group R 3 occupancies as applicable in section 101.2 and Group U occupancies that are accessory to a residential occupancy including, but not limited to, those listed in Section 312.1.
3. Special inspections and tests are not required for portions of structures designed and constructed in accordance with the cold formed steel light frame construction provisions of Section 2211.1.2 or the conventional light frame constructions provisions of Section 2308.
4. The contractor is permitted to employ the approved agencies where the contractor is also the owner.
Chapter 18 - Soils And Foundations
Section 1803.2 Investigations Required.
Amend Section 1803.2 to read as follows:
1803.2 Investigations required. Geotechnical investigations shall be conducted in accordance with Sections 1803.3 through 1803.5.17
Exception: The building official need not require a geotechnical investigation where satisfactory data from adjacent areas is provided by a licensed design professional that demonstrates an investigation is not necessary for any of the conditions in Sections 1803.5.1 through 1803.5.6 and Sections 1803.5.10 and 1803.5.11.
1803.5.8 Compacted Fill Material.
Add new items #8 and #9 to subsection 1803.5.8 as follows:
8. Flooding or jetting must not be used to compact fill material that will support footings or foundation systems.
9. Placement Procedures For Oversized Fill/Backfill Material.
No rock or similar irreducible material with a maximum dimension greater than 12 inches must be buried or placed in fills/backfills within five feet measured vertically, from the bottom of the footing or lowest finished floor elevation, whichever is lower, nor three feet measured horizontally from any footing, stemwall, basement wall or structural element, within the building pad. Oversized fill material must be placed so as to assure the filling of all voids with well-graded soil. Specific placement and inspection criteria must be stated in the geotechnical investigation. Continuous special inspection will be required during placement of any oversized fill material.
1803.6 Reporting.
Amend
section 1803.6 and add new items 5, 7, 13 through 22 as follows:
1803.6 Reporting.
Where geotechnical investigations are required, a written report of the investigation must be submitted to the city of Elko by the owner or authorized agent at the time of permit application. The geotechnical report must include, but need not be limited to, the following information:
1. A plot showing the location of the test borings, excavations, and/or investigations. The plot must be dimensioned and must show the approximate location of all existing and proposed structures.
2. A complete record of the soil boring and penetration test logs and soil samples.
3. A record of the soil profile.
4. Depth to the water table, if encountered.
5. Anticipated approximate cut and fill depths.
6. Recommendations for foundation type and design criteria, including but not limited to: bearing capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects of liquefaction, differential settlement, and varying soil strength; and the effects of adjacent loads. Provide provisions to mitigate the effects of collapsible soils, soluble soils, uncontrolled fill, chemical heave, and corrosive soils. Provide supporting test data.
7. Caliche and cemented soils considerations, if encountered. Recommendations for the removal of caliche and cemented soils and/or the preparation and grading for foundations on caliche and cemented soils.
8. Expected total and differential settlement.
9. Deep foundation information in accordance with section 1803.5.5.
10. Special design and construction provisions for foundations of structures founded on expansive soils, as necessary.
11. Compacted fill material properties and testing in accordance with section 1803.5.8. Provide provisions to mitigate the effects of collapsible soils, soluble soils, uncontrolled fill, chemical heave, and corrosive soils.
12. Controlled low-strength material properties and testing in accordance with section 1803.5.9.
13. Soil classification by the unified soil classification system (ASTM D 2487). As an alternative, classification may be performed on a visual-manual basis (ASTM D 2488) in the field by an individual with a degree in civil engineering, engineering geology, geologic engineering, or geology. Backup data must be included for at least one sample for every two (2) excavations and/or borings distributed among the prominent horizons in the soil profile.
14. Classify the expansion level of the soil and specify the minimum embedment depth per table 1808.6.1.1.
15. Address, if applicable, the possible impacts on adjoining properties and mitigating measures to be undertaken.
16. Suitability of onsite soils for use as fill material.
17. Provide grading requirements for onsite and import soils (where applicable) including, but not limited to, swell, solubility, and sulfates.
18. Geotechnical design considerations for drainage structures, as applicable.
19. Erosion control requirements, as applicable.
20. Anticipated structural loads and type of proposed structure.
21. Site class per table 1613.5.5, including all test data and supporting calculations.
22. All geotechnical reports must be current within the last 12 months. Any report older than 12 months must be accompanied by a wet sealed update letter addressing the current site conditions based on a recent site visit.
Section 1805 - Damp-Proofing And Waterproofing.
1805.2.1 Floors.
Revise subsection 1805.2.1 as follows:
1805.2.1 Floors.
Damp-proofing materials for floors must be installed between the floor and the base course required by section 1805.4.1, except where a separate floor is provided above a concrete slab. Where installed beneath the slab, damp-proofing must consist of not less than 10-mil (.010 inch; 0.254 mm) polyethylene with joints lapped not less than 6 inches (152 mm) or other approved methods or materials. Where permitted to be installed on top of the slab, damp-proofing must consist of mopped-on bitumen, not less than 4-mil (.004 inch; 0.012 mm) polyethylene, or other approved methods or materials. Joints in the membrane must be lapped and sealed in accordance with the manufacturer's installation instructions.
1807.2.1.1 Rockery retaining walls.
Rockery retaining walls or rockery soil stabilization walls shall not be subject to surcharges, such as building foundations, adjacent retaining structures, slopes or vehicle surcharge. Rockery walls over four feet in height shall be engineered and shall have special inspection. The special inspection shall verify all of the specified items listed below. Wall height is determined from the bottom of the footing to the adjacent grade at the top of the wall. Structures adjacent to rockery wall shall be set back a minimum distance equal to the height of the wall. As described above, drainage shall be provided behind all engineered rockery walls. A global stability analysis shall be performed for all rockery walls that are terraced. No single tier shall exceed 8 feet in height. The Engineer shall specify on the construction documents:
1. Type and quality of rock.
2. Unit weight, if design exceeds 155 pcf.
3. Rock size in approximate diameter
4. Rock placement voids greater than 3" shall be filled
5. Drainage swale and system
6. Embedment
7. Wall face slope (batter 6v:1H recommended)
8. Mechanically stabilized earth, if specified
A Global Stability Analysis shall include the following:
1. Shall be stamped by a licensed geotechnical engineer.
2. Shall include a seismic evaluation representative of the location.
3. All results of the analysis shall be included in the report.
1808.6.1 Foundations.
Amend Section 1808.6.1 to read as follows:
1808.6.1 Foundations. Foundations placed on or within the active zone of expansive soils shall be designed to resist differential volume changes and to prevent structural damage to the supported structure. Deflection and racking of the supported structure shall be limited to that which will not interfere with the usability and serviceability of the structure.
Foundations placed below where volume change occur or below expansive soil shall comply with the following provisions:
1. Foundations extending into or penetrating expansive soils shall be designed to prevent uplift of the supported structure.
2. Foundations penetrating expansive soils shall be designed to resist forces exerted on the foundation due to soil volume changes or shall be isolated from the expansive soil.
Post tensioned slabs shall not be utilized in place of frost depth footing design unless super structure deflection and differential movement calculations are provided. The deflection calculations would need to show that the maximum combined frost and expansive soil heaving, as localized at slab edges, with resultant non uniformly distributed deflections, as well as whole slab deflections would not result in super structure racking or excessive truss, roof or wall frame movement.
Section 1809.5 Frost Protection.
Amend Section 1809.5(1) to read as follows:
1809.5 Frost protection. Except where otherwise protected from frost, foundations and other permanent supports of buildings and structures shall be protected from frost by one or more of the following methods:
1. Extending below the frost line of the locality. Refer to 2018 Northern Nevada Amendments Appendix Table R201.2(1) for requirements of local Authorities Having Jurisdiction.
2. Constructing in accordance with ASCE 32.
3. Erecting on solid rock.
Exception: Free standing buildings meeting all of the following conditions shall not be required to be protected:
1. Assigned to Risk Category I.
2. Area of 600 square feet (56 m2) or less for light frame construction or 400 square feet (37 m2) or less for other than light frame construction.
3. Eave height of 10 feet (3048 mm) or less.
Shallow foundations shall not bear on frozen soil unless such frozen condition is of a permanent character.
Chapter 29 - Plumbing Systems
Amend Section 2901.5 to read as follows:
2901.1 Scope. The provisions of this chapter and the Uniform Plumbing Code shall govern the design, construction, erection and installation of plumbing components, appliances, equipment and systems used in buildings and structures covered by this code. Toilet and bathing rooms shall be constructed in accordance with Section 1209.The International Fire Code, Uniform Plumbing Code shall govern the use and maintenance of plumbing components, appliances, equipment and systems. The International Existing Building Code and the Uniform Plumbing Code shall govern the alteration, repair, relocation, replacement and addition of plumbing components, appliances, equipment and systems.
Section 2902.1 Minimum Number of Fixtures.
Amend Section 2902.1 to read as follows:
2902.1 Minimum number of fixtures. Plumbing fixtures shall be provided in the minimum number as shown in Table 2902.1 based on the actual use of the building or space. Uses not shown in Table 2902.1 shall be considered individually by the code official. The number of occupants shall be determined by this code. Suitable toilet facilities shall be provided and maintained in a sanitary condition for the use of workers during construction.
Table 2902.1 Minimum Number Of Required Plumbing Fixtures.
Amend Table 2902.1 to read as follows:
(See next page)
No. | CLASSIFICATI ON | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUB S/SHOWE RS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Female | ||||||
1 | Assembly | Theaters and other buildings for the performing arts and motion pictures d | 1 per 125 | 1 per 65 | 1 per 200 | -- | 1 per 500 | 1 service sink | |
Nightclubs, bars, taverns, dance halls and buildings for similar purposesd | 1 per 40 | 1 per 40 | 1 per 75 | -- | 1 per 500 | 1 service sink | |||
Restaurants, banquet halls and food courtsd | 1 per 75 | 1 per 75 | 1 per 200 | -- | 1 per 500 | 1 service sink | |||
Casino gaming areas | 1 per 100 for the first 400 and 1 per 250 for the remainder exceeding 400 | 1 per 50 for the first 400 and 1 per 150 for the remainder exceeding 400 | 1 per 250 for the first 750 and 1 per 500 for the remainder exceeding 750 | -- | 1 per 1,000 | 1 service sink | |||
No. | CLASSIFICATI ON | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUBS / SHOWERS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Female | ||||||
1 | Assembly | Auditoriums without permanent seating, art galleries, exhibition halls, museums, lecture halls, libraries, arcades and gymnasiumsd | 1 per 125 | 1 per 65 | 1 per 200 | -- | 1 per 500 | 1 service sink | |
Passenger terminals and transportation facilities d | 1 per 500 | 1 per 500 | 1 per 750 | -- | 1 per 1,000 | 1 service sink | |||
Places of worship and other religious services d | 1 per 150 | 1 per 75 | 1 per 200 | -- | 1 per 1,000 | 1 service sink | |||
Coliseums, arenas, skating rinks, pools and tennis courts for indoor sporting events and activities | 1 per 75 for the first 1,500 and 1 per 120 for the remain- der exceed- ing 1,500 | 1 per 40 for the first 1,520 and 1 per 60 for the remain- der exceed- ing 1,520 | 1 per 200 | 1 per 150 | -- | 1 per 1,000 | 1 service sink | ||
No. | CLASSIFICATI ON | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUB S/ SHOWERS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Female | ||||||
1 | Assembly | Stadiums, amusement parks, bleachers and grandstands for outdoor sporting events and activities f | 1 per 75 for the first 1,500 and 1 per 120 for the remain- der exceed- ing 1,500 | 1 per 40 for the first 1,520 and 1 per 60 for the remain- der exceed- ing 1,520 | 1 per 200 | 1 per 150 | -- | 1 per 1,000 | 1 service sink |
2 | Business | Buildings for the transaction of business, pro-fessional ser- vices, other services involving merchandise, office buildings, banks, light industrial, ambulatory care and similar uses | 1 per 25 for the first 50 and 1 per 50 for the remainder exceeding 50 | 1 per 40 for the first 80 and 1 per 80 for the remainder exceeding 80 | -- | 1 per 100 | 1 service sink | ||
3 | Educational | Educational facilities | 1 per 50 | 1 per 50 | -- | 1 per 100 | 1 service sink | ||
4 | Factory and industrial | Structures in which occupants are engaged in work fabricating, assembly or processing of products or materials | 1 per 100 | 1 per 100 | -- | 1 per 400 | 1 service sink | ||
No. | CLASSIFICATI ON | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUBS/ SHOWERS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Female | ||||||
5 | Institutional | Custodial care facilities | 1 per 10 | 1 per 10 | 1 per 8 | 1 per 100 | 1 service sink | ||
Medical care recipients in hospitals and nursing homes b | 1 per room c | 1 per room c | 1 per 15 | 1 per 100 | 1 service sink | ||||
Employees in hospitals and nursing homes b | 1 per 25 | 1 per 35 | -- | 1 per 100 | -- | ||||
Visitors in hospitals and nursing homes | 1 per 75 | 1 per 100 | -- | 1 per 500 | |||||
Prisons b | 1 per cell | 1 per cell | 1 per 15 | 1 per 100 | 1 service sink | ||||
Reformatories, detention centers and correctional centers b | 1 per 15 | 1 per 15 | 1 per 15 | 1 per 100 | 1 service sink | ||||
Employees in reformatories, detention centers and correctional centers b | 1 per 25 | 1 per 35 | -- | 1 per 100 | -- | ||||
Adult day care and child day care | 1 per 15 | 1 per 15 | 1 | 1 per 100 | 1 service sink | ||||
No. | CLASSIFICATI ON | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUB S/ SHOWERS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Femal e | ||||||
6 | Mercantile | Retail stores, service stations, shops, sales- rooms, markets and shopping centers | 1 per 500 | 1 per 750 | -- | 1 per 1,000 | 1 service sink e | ||
7 | Residential | Hotels, motels, boarding houses (transient) | 1 per sleeping unit | 1 per sleeping unit | 1 per sleeping unit | -- | 1 service sink | ||
Dormitories, fraternities, sororities and boarding houses (not transient) | 1 per 10 | 1 per 10 | 1 per 8 | 1 per 100 | 1 service sink | ||||
Apartment house | 1 per dwelling unit | 1 per dwelling unit | 1 per dwelling unit | -- | 1 kitchen sink per dwelling unit; 1 automatic clothes washer connectio n per 20 dwelling units | ||||
No. | CLASSIFICATIO N | DESCRIPTION | WATER CLOSETS | LAVATORIES | BATHTUB S/ SHOWERS | DRINKING FOUNTAI NS | OTHER | ||
Male | Female | Male | Femal e | ||||||
7 | Residential | One- and two- family dwellings and lodging houses with five or fewer guestrooms | 1 per dwelling unit | 1 per 10 | 1 per dwelling unit | -- | 1 kitchen sink per dwelling unit; 1 automatic clothes | ||
Congregate living facilities with 16 or fewer persons | 1 per 10 | 1 per 10 | 1 per 8 | 1 per 100 | 1 service sink | ||||
8 | Storage | Structures for the storage of goods, ware-houses, store-houses and freight depots, low and moderate hazard | 1 per 100 | 1 per 100 | -- | 1 per 1,000 | 1 service sink | ||
a. The fixtures shown are based on one fixture being the minimum required for the number of persons indicated or any fraction of the number of persons indicated. The number of occupants shall be determined by this code.
b. Toilet facilities for employees shall be separate from facilities for inmates or care recipients.
c. A single occupant toilet room with one water closet and one lavatory serving not more than two adjacent patient sleeping units shall be permitted, provided that each patient sleeping unit has direct access to the toilet room and provisions for privacy for the toilet room user are provided.
d. The occupant load for seasonal outdoor seating and entertainment areas shall be included when determining the minimum number of facilities required.
e. For business and mercantile classifications with an occupant load of 30 or fewer, a service sink shall not be required.
f. The required number and type of plumbing fixtures for outdoor swimming pools shall be in accordance with Section 609of the International Swimming Pool and Spa Code.
g. Drinking fountains are not required for an occupant load of 30 or fewer.
h. For business and mercantile classifications with an occupant load of 30 or fewer, a service sink shall not be required.
I. In each bathroom or toilet room, urinals shall not be substituted for more than 67 percent of the required water closets in assembly and educational occupancies. Urinals shall not be substituted for more than 50 percent of the required water closets in all other occupancies.
Section 3102.7 Engineering Design.
Amend Section 3102.7 to read as follows:
3102.7 Engineering design. The structure shall be designed and constructed to sustain dead loads; loads due to tension or inflation; live loads including wind, snow, flood and seismic loads and in accordance with Chapter 16.
Exception: Membrane structures intended to be in place for 30 days or less may be engineered to risk category I loads provided the installation and use are per the manufacturer's recommendations.
Appendices C, E, H, I, and O
Adopt Appendices C, E, H, I, and 0 in their entirety without amendment.
Adopt Appendix J in its entirety with the following amendments:
Section J102.1 Definitions.
Revise the definition of "GRADING" as follows:
GRADING. An excavation, inclusive of clearing and grubbing of vegetation, or fill or combination thereof.
Add new definitions in Section J102.1 for Building Pad, Certify, Fault, Fault, Final Grading Report, Geotechnical Report (Soils Report), Pad Certification Report, Pad Recertification Report, and Refusal as follows:
BUILDING PAD. The soil, cut or fill site, outlined by the area of the footprint of the building plus a minimum of 5 additional feet (1529 mm) to the exterior. This includes any type of foundation system for the structure.
CERTIFY. Use of the word "certify" or "certification" constitutes an expression of professional opinion regarding those facts or findings which are the subject of the certification.
FAULT. A fracture or zone of fracturing in geologic materials (soil or rock) along which there has been displacement of the sides relative to one another parallel to the fracture.
FINAL GRADING REPORT. A grading report stamped and signed by a registered design professional certifying that the building pad was constructed in conformance with the recommendations set forth in the geotechnical report. This report contains explicit information and data that verifies compliance with the geotechnical report of record including any approved supplements or addendums.
GEOTECHNICAL REPORT (SOILS REPORT). Data and engineering recommendations resulting from site exploration which evaluates the soil conditions and general site characteristics and suitability of the site for the proposed construction. A registered design professional shall prepare and seal the report.
PAD CERTIFICATION REPORT. An interim grading report stamped and signed by a registered design professional certifying that the building pad currently is in conformance with the recommendations set forth in the geotechnical report of record.
PAD RECERTIFICATION REPORT. A report stamped and signed by a registered design professional certifying that the building pad currently is in conformance with the recommendations set forth in the geotechnical report of record. This report contains explicit information and data that verifies compliance to the geotechnical report of record including any approved supplements or addendums.
REFUSAL. Refusal while advancing an exploration is recognized as defined by ASTM D 1586-08a.
Section J103 - Permits Required.
J103.2 Permit Exemptions.
Delete exemption #1 in section J103.2 and re-number the remaining exemptions sequentially as follows:
J103.2 Exemptions.
A grading permit must not be required for the following:
1. Excavation for construction of a structure permitted under this code.
2. Cemetery graves.
3. Refuse disposal sites controlled by other regulations.
4. Excavations for wells or trenches for utilities.
5. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate, or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties.
6. Exploratory excavations performed under the direction of a registered design professional.
Exemption from the permit requirements of this appendix must not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of the city.
J103.3 Hazards.
Add a new section J103.3 Hazards as follows:
J103.3 Hazards.
Whenever the city of Elko determines that any existing excavation, embankment, or fill on private property has become a hazard to life and limb, or endangers property, or adversely affects the safety, use or stability of a public way, easement, storm sewer system, or drainage channel, the owner of the property upon which the excavation or fill is located, or other person or agent in control of said property, upon receipt of notice in writing from the city of Elko, must, within the period specified therein repair or eliminate such excavation or embankment to eliminate the hazard and to be in conformance with the requirements of this code.
Section J104 - Permit Application And Submittals.
J104.1 Submittal Requirements.
Revise section J104.1 as follows:
J104.1 Submittal Requirements.
In addition to the provisions of section 105.3, the applicant must state the estimated quantities of excavation and fill. All projects that require grading must have a grading plan prepared, stamped, and signed by a registered design professional.
Exception:
At the option of the city of Elko, if the structure is located outside of a flood hazard area the following projects may be exempted from having a grading plan. Projects exempted from a grading plan must still comply with the grading and drainage requirements in the IBC.
1. Single story structures or additions with a footprint less than 600 square feet.
2. Patio covers, decks, and canopies associated with a single family residence.
3. Mobile homes, trailers, modular buildings that do not have concrete or masonry foundations.
4. Pre-engineered carports.
5. Signs, light poles, and communication towers.
J104.2 Site (Grading) Plan Requirements.
Revise section J104.2 in its entirety, as follows:
J104.2 Grading Plan Requirements.
All grading plans must be prepared, stamped, and signed by a registered design professional. The following items must be included on all grading plan submittals.
1. General vicinity of the proposed site.
2. Property limits and accurate contours of existing ground and details of terrain and area drainage.
3. Limiting dimensions, elevations or finish contours to be achieved by the grading, proposed drainage channels, and related construction.
4. Location of any buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners that are within 100 feet of the property or that may be affected by the proposed grading operations.
5. Recommendations included in the geotechnical report must be incorporated in the grading plans or specifications as follows:
a. Locations and dimensions of all cut and fill slopes,
b. Locations of all cross sections presented in the geotechnical report,
c. Locations and sizes of all recommended remedial measures such as buttress fills, stability fills, deep foundation systems, reinforced earth, retaining walls, etc.,
d. Location and layout of proposed subdrainage system.
6. A statement that the site must be graded in accordance with the approved geotechnical report. This statement must include the firm name that prepared the geotechnical report, the report number, and the date of the geotechnical report.
7. Locations of other existing topographic features either natural or man-made such as streets, drainage structures, pavements, walls, mining pits, etc.
8. The cut to fill transition line.
9. Positive drainage away from the foundation per section 1804.3.
10. Details and cross sections at property lines, fence walls, retaining walls, berms, etc.
11. Elevation datum and benchmarks (NAVD 88).
12. Existing contours at least 100 feet beyond the property lines.
13. Proposed finish contours or spot elevations at the property corners, building pad, and at swale flow lines.
14. Elevations of curbs or centerlines of roads or streets.
15. Earthwork quantities in cubic yards.
16. Finish floor elevations.
17. Details and cross sections of typical fill slopes and cut slopes.
18. Typical details of fill-over-natural slopes and fill- over-cut slopes where fill is to be placed on natural or cut slopes steeper than 5H:1V in accordance with section J107.
19. Setback dimensions of cut and fill slopes from site boundaries per section J108.
20. The placement of buildings and structures on and/or adjacent to slopes steeper than 3H:1V (33.3% slope) must be in accordance with section 1808.7.
21. Provide terracing in accordance with section J109 for slopes steeper than 3H:1V (33.3% slope).
22. Provide the locations and dimensions of all terrace drains for all slopes steeper than 3H:1V in accordance with section J109.
23. The standard notes specified in the city of Elko Construction Site Best Management Practice Guidance Manual (most current edition).
24. Registered design professional original seal (wet seal), signature and date or a records stamp and signature stating, "This is a true and exact copy of the original document on file in this office."
J104.3 Geotechnical Report.
Revise section J104.3 as follows:
J104.3 Geotechnical Report.
A geotechnical report prepared by a registered design professional must be provided. The report must comply with section 1803.6.
Section J105 - Inspections.
Revise section J105 in its entirety, as follows:
J105.1 General.
Inspection of grading operations must comply with the provisions of this section. The permittee must be responsible for the work to be performed in accordance with the approved plans and specifications and in conformance with the provisions of this code. The permittee must engage an approved agency, if required by the city of Elko.
J105.1.1 Completion Of Work And Final Reports.
Report submittal must be in compliance with section 1704.1.2.
J105.1.2 Final Grading Report.
Upon completion of pad grading (or foundation excavation) and prior to a footing or foundation inspection, a final grading report must be provided by an approved agency. Grading (or foundation excavation) must be observed and tested by an approved agency. The approved agency must prepare the report, signed by a registered design professional certifying that the grading and earthwork are complete and substantially comply with the requirements of the geotechnical report of record including any approved supplements or addenda. At the option of the city of Elko, a pad certification report submitted in accordance with section J105.1.3 may be accepted as an interim report prior to a footing or foundation inspection. A final grading report will then be required prior to receiving a final inspection.
The final grading report itself will contain all applicable test data and analysis of the data. Specific project information is also required if there were any changes to the geotechnical report of record or unusual circumstances encountered during grading. The report must also include the following information:
1. Compaction test results, requirements, locations, depth of backfill at test locations and names of technicians conducting the tests.
2. Moisture density values and curves that include classifications for all soils used in the grading operation.
3. Description of structure or pad including the proposed use.
4. Grading plan showing approximate locations of tests, dates and depths of over-excavation observations, original contours and finish pad elevations.
5. Swell and solubility test requirements and results. This information must be provided if required by the geotechnical report of record, elsewhere in the code, or if imported soils were utilized.
6. Type of foundation system applicable to work being certified (i.e., spread footings, strip footings, combination footings, drilled shafts, etc.).
7. Import material used, source of import, and tests indicating compliance with the geotechnical report of record recommendations, and classification in relation to ACI 318-08 section 4.3.
8. A statement describing the process of pad grading. Where applicable, this must include, but not be limited to the minimum depth of over-excavation, blending operations, the use of import soils, nested aggregate, organics encountered, and removal of unsuitable soils.
9. The preceding requirements must be presented for each pad or structure being certified.
The final grading report remains valid for a maximum of six months after the completion of grading. The six month period begins at the first test date of the final test of the final lift of the structural pad. Once expired, a pad re- certification report is required.
J105.1.3 Pad Certification Report.
This letter/report is used as an interim document until a final grading report is completed (i.e., a final grading report for the entire project or a particular phase(s) of a project). The approved agency must prepare this report signed by a registered design professional and certifying that the grading and earthwork are complete and substantially comply with the requirements of the geotechnical report of record including any approved supplements or addenda. Specific project information is also required if there were any changes to the geotechnical report of record or unusual circumstances encountered during grading.
This report must include the following information for each pad or structure:
1. The first test date of the final test of the final lift.
2. Permit number and pad or structure description.
3. Classification of foundation soils in relation to ACI 318-08 section 4.3.
4. Classification of foundation soil for expansive properties (i.e., non-expansive or results from standard 60 pounds per square foot swell test).
5. The name(s) of the approved special inspector(s) and any technicians that observed grading or foundation improvements.
6. This report remains valid for no longer than six months after the completion of grading. The six month period begins at the first test date of the final test of the final lift of the structural pad. Upon expiration, a final grading report and pad recertification report will be required.
J105.1.4 Pad Recertification Report.
This report is required when a final grading report or pad certification report has expired or if required by the city of Elko. The approved agency must prepare this report signed by a registered design professional certifying the current suitability of the pad(s). The condition of the pad(s) is discussed, tests performed and their results are presented and discussed, and any additional grading or reworking is discussed. The conclusions are stated and based upon the current condition of the pad(s) compared to completion at original grading and a statement that the current condition of the pad(s) substantially complies with the requirements of the geotechnical report of record including any approved supplements or addenda.
As a minimum, pad moisture data and standard sixty pounds per square foot swell test results, if applicable, are included in this report. The tests must be conducted on a representative number of pads.
The report remains valid for no longer than six months after the latest test date. Once expired, the pad(s) recertification will require an evaluation by a registered design professional to confirm the applicability of current site conditions.
J105.1.5 Finished Floor Elevation Certificate.
A registered design professional must certify the lowest habitable finished floor elevation to the elevation on the approved plans upon completion of the slab inspection and placement or the placement of the final construction form for the finished floor.
All certifications required by this section must be provided to and accepted by the city of Elko prior to performance of any additional inspections.
The minimum finished floor elevation must comply with the approved plans and the allowable tolerance must be minus (-) 0.0 feet to plus (+) 0.3 feet of the finished floor elevation detailed on the approved plans.
J105.1.6 Drainage Compliance Report.
Upon completion of final grading, and prior to the final building inspection, a statement of compliance for drainage must be provided by the registered design professional of record or the developer when approved by the city of Elko.
This report must state that site conditions at the time of final construction provide positive drainage in compliance with the approved drainage plan or the plot and grading plan.
When engineered drainage features, facilities, or structures are required by the approved plans, the registered design professional of record must verify that installed and constructed elements are in compliance with the approved plans. This includes site detention, lot to lot drainage, and drainage conveyance devices.
J105.1.7 Notification Of Noncompliance.
If in the course of fulfilling their respective duties under this appendix, the registered design professional or the approved agency finds that the work is not being done in conformance with this appendix or the approved plans the discrepancies must be immediately reported in writing to the contractor, the permittee, and to the city of Elko.
J105.2 Special Inspections.
The special inspection requirements of section 1704 must apply to work performed under a grading permit where required by the city of Elko.
Appendix L - Fences, Walls And Retaining Walls
Add a new appendix L Fences, Walls And Retaining Walls, as follows:
Appendix O - Fences, Walls and Retaining Walls.
Add a new Appendix O Fences, Walls and Retaining Walls, as follows:
Appendix O - Fences, Walls and Retaining Walls
Section O101- General.
O101.1 General. It will be unlawful for any person, contractor, firm or corporation to erect, install, construct or replace any fence, wall or retaining wall contrary to the provisions of this code.
O101.2 Applicable Regulations. All regulations and requirements of the building code and any amendments, deletions and additions thereto shall apply to the erection, installation or construction of any fence, wall and/or retaining wall except that which may be inconsistent with this chapter.
Section O102 - Definitions.
O102.1 Definitions. For the purpose of this chapter, certain terms are defined as follows:
Cut. See Excavation.
Excavation. The removal of earth material by artificial means, also referred to as a cut.
Fence. A structure of material such as wrought iron, wire, wood, screen, vinyl, plastic, etc., erected for purposes of enclosure, division of property or decoration.
Fill. The deposition placement of earth materials by artificial means.
Retaining Wall. Any wall that is used to resist the lateral displacement of earth or any other material with a difference in elevation of the material from one side to the other exceeding 24 inches (610 mm) in height.
Rockery Wall. A system of stacked rocks constructed to retain soil.
Wall. A structure of stone, brick, masonry, concrete or other similar permanent material, raised to some height and erected for purposes of enclosure, division of property or decoration.
Section O103-Permits.
O103.1 Permits Required. No fence, wall or retaining wall regulated by this code, for which a permit is required, shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each fence, wall or retaining wall is obtained from the City.
O103.2 Separate Permits Required. A separate permit is required for each parcel of land upon which a fence, wall or retaining wall is to be located.
Exception: Only one permit is required for multiple fence(s), wall(s) and/or retaining wall(s) constructed along property lines in connection with the development of a subdivision, provided that a legal description of the property is submitted together with a dimensioned plot plan showing the exact location of the fence, wall and/or retaining wall and all other recorded lot and easement lines.
O103.3 Application for a Fence, Wall or Retaining Wall Permit. To obtain a permit, the applicant shall first file an application on a form furnished by the City for that purpose. The application shall include the following:
1. The name and address of the owner of the real property upon which the fence, wall and/or retaining wall is to be located.
2. The type of material to be used for construction of the fence, wall, and/or retaining wall.
3. The total length, height and square footage of each fence, wall and/or retaining wall.
4. The authorized agent to perform construction.
5. A dimensioned drawing that identifies the location of each fence, wall and/or retaining wall with respect to the property or lot lines, easements, streets, other rights-of-way. Existing construction and drainage features shall be clearly identified on the drawings.
6. The location of all light standards, gas and water meters, and fire hydrants.
7.
Other information deemed pertinent by the City.
O103.4 Drawings and Specifications. Drawings and specifications required for retaining walls shall be prepared by a registered design professional. The design shall be in accordance with the applicable chapters of the IBC. Rockery walls shall be designed in accordance with the IBC and shall be prepared by a registered design professional. Specifications for fences and walls need not be submitted unless required by the City. Drawings and specifications shall be submitted for retaining walls showing that the retaining wall is designed in accordance with this code.
Section O104 - General Requirements and Limitations.
O104.1 General. General requirements and limitations shall be as follows:
1. No fence, wall and/or retaining wall shall be placed within a right-of-way unless granted permission by the City.
2. The height and location of a fence, wall and/or retaining wall shall comply with all zoning ordinances and regulations of the City.
3. Special inspection, if required, shall be in accordance with the IBC.
O104.2 Required Inspections.
1. All footings shall be inspected to verify compliance to the approved plans and permit. Footings shall be excavated and cast against the earth.
2. Concrete foundations shall not be placed until footings have been inspected and approved by the City.
3. No wall and/or retaining wall shall be grouted until the reinforcing required has been inspected and approved by the City.
4. Retaining wall shall not be backfilled until verification of the damp-proofing, when required, and drainage has been inspected and approved by the City.
O104.3 Natural Drainage.
Permits shall not be issued for fences, walls and/or retaining walls, which would block any natural flow path.
O104.4 Prohibited Materials. Walls, fences and retaining walls shall not be constructed of materials which impose a direct safety hazard, such as pointed posts, stakes or pickets, components intended for electrocution, embedded glass, nails, barbed or razor type wire, or other sharp, cutting objects.
Exception: Manufactured barbed or razor wire may be used when its detailed use, location, and construction requirements are approved by the City of Elko.
O104.5 Minimum Requirements for the Structural Analysis and Construction of Rockery Walls.
1. A dimensioned drawing that identifies the location of each rockery wall with respect to the property lines, easement, streets, and other rights-of-way. Existing construction, required setbacks as noted below, and drainage features shall clearly be identified on drawings.
2. Cross section of wall showing the approximate rock size for each lift, maximum height, backfill, drainage, slope of ground, embedment, cuts, and required face inclination.
3. All rockery walls greater than four feet (4') in height require engineering analysis.
4. All rockery walls greater than four feet (4') in height require a geotechnical report.
5. The base rock shall be embedded at least 12" into the soil. Placement of base rocks at grade followed by subsequent backfilling of the "toe area" shall not be permitted unless specific recommendations are provided by the geotechnical and/or structural engineer(s). The base should be level and shall not have a slope greater than 1 unit vertical to 10 units horizontal (10-percent): otherwise a stepped base is required.
6. The wall shall have a face inclination ratio of at least 1 unit horizontal to 6 units vertical (1:6) measured at the exposed face of wall. The ratio may be greater than 1:6.
7. The surrounding site shall be graded such that water cannot flow over the top of the wall.
8. Landscape materials, if used, shall not have detrimental effect on the wall. The use of landscape materials in close proximity to rockery walls shall be specifically addressed in the structural analysis.
9. Walls greater than ten feet high (10') shall have a slope stability analysis performed by the design professional.
10. Caliches and other "cemented soils" formed by precipitation shall not be used in rockery wall construction unless special design considerations are provided to address their suitability for use.
11. The height of any single story rockery wall shall not exceed 8 feet.
12. Rockery walls shall not be constructed as the sole means of repair to provide stability to any unstable slope. In this case, a rockery wall may be used only after the slope is first stabilized by MSE, soil nailing or some other approved engineered repair.
13. Multiple terraced (also sometimes referred to as stacked or tiered) rockery require a slope stability analysis performed by the design professional.
14. Rockery walls greater than four feet (4') in height: Rocks sized as "two man" (approximately 200-700 pounds and 18-28 inch nominal diameter) or greater shall be tightly fitted and interlock with neighboring rocks. Smaller rocks may be intermittently used for "structural chinking" which allows large rocks to rest in a stable movement free position. Void spaces between larger rocks shall be tightly filled or "aesthetically chinked" such that large gaps between rocks in the exposed face are reasonably well filled. There shall be no loose rocks or scree present at any point in the exposed face or top of a rockery wall.
15. Rockery walls greater than four feet (4') in height: No rocks smaller than the nominal "two man" size (approximately 200-700 pounds and 18-28 inch nominal diameter) will be permitted to be exposed in the front face or top rock layer. Tightly fitted smaller rocks used for the purpose of filling voids or "chinking" shall not be subject to this limitation.
16. The setback from a rockery wall to a building or structure shall be not less than the height of the retained earth. The distance shall be measured from the outside of the foundation of the structure to the exposed face of the rockery wall. This provision applies to buildings or structures (except other site walls or fences) on either the high side or low side of the rockery walls. Exception: Where rockery walls are less than four feet (4') in height this requirement may be waived at the option of the City of Elko.
17. Multiple rockery walls, designed as terraced (stacked or tiered) retaining walls, shall be minimum distance of ½ the height of the lower rockery wall to another rockery wall. Surcharge loading from one wall to another shall be considered in the design.
18. Ornamental fences, guards, or screen walls shall be a minimum of four feet (4') from the front face at the top of the rockery wall. Ornamental fences, guards, or screen walls shall have their own foundations and not rely on the rockery wall for structural support.
19. Rockery walls shall be set back the required distances from fire hydrants, light standards, gas meters, water meters, electrical transformers, utility boxes or similar features. These distances shall be established and enforced by the City. Where permitted, rockery walls located within a utility or other easement shall be in accordance with the published standards of the City.
20. All structural analysis shall be in accordance with adopted building codes, and local amendment adopted by the City, and this document.
21. The following requirements shall apply:
a. The maximum unit weight of the rocks used in the design of a rockery wall shall be 155 pcf unless field verified by special inspection or preconstruction lab analysis of samples from the source rock materials.
b. The maximum coefficient of friction between rocks in a rockery wall is 0.5.
c. Applied loads from adjacent foundations, surcharge materials, or dynamic/transient loads shall be taken into consideration in the analysis.
d. Specifications shall be provided to clearly define acceptance criteria for rock materials.
e. Design documents shall clearly address the need (or lack thereof) for drainage provisions behind the wall. Items to be addressed are a gravel/cobble drainage blanket, filter fabric and drainage pipes. Specific requirements may be implemented by the City based upon prevailing geologic and climate conditions.
f. The engineer(s) of record shall provide specific acceptance criteria to address special inspection details. Specific information shall be provided regarding how the special inspector should determine compliance with embedment requirements outlined in items 5 through 10.
22. Inspections shall be performed as required by the City.
23. Special inspection of rockery wall construction will be required for all walls greater than four feet (4') in height.
24. A final report shall be submitted by the special inspector to the City. (Ord. 839, 6-11-2019)