The Ohio Residential Code, as adopted in Section 1426.01, is hereby amended as follows:
CHAPTER 1 GENERAL ADMINISTRATION
SECTION 101 - TITLE (Amended)
These provisions shall be known as the "Ohio Residential Code for One, Two and Three Family Dwellings," and may be cited as such, and will be referred to herein as "this Code."
SECTION 103 - SCOPE (Amended)
The provisions of this Code apply to the construction, prefabrication, alteration, repair, use, occupancy and maintenance of detached one, two and three family dwellings and one, two and three family townhouses not more than three stories in height, and their accessory structures.
Compliance with the requirements of this Code may be considered as prima facie evidence of compliance with the locally adopted Code.
Any reference herein to a form of local self-government, such as, but not limited to, city, municipality, township, etc., shall include any other form of local self-government.
SECTION 104 - AUTHORITY (Amended)
Building Official - Duties and Powers
The Building Official charged with the administration and enforcement of the entire Code shall, in the enforcement and administration of this Code, act on any question relative to the make or manner of construction and the materials to be used in the erection, repair, removal, demolition, location, use and occupancy of any building or structure subject to this Code, as well as any maintenance of, addition to and installation of service equipment in any building or structure subject to this Code, except as may otherwise be specifically provided for by requirements of other laws or by other provisions of the Code.
SECTION 106 - VIOLATIONS AND PENALTIES (Amended)
106.1 Unlawful action. It shall be unlawful for any person, partnership, joint venture, firm or corporation, whether as owner, lessee, sub-lessee or occupant, to erect, construct, enlarge, alter, repair, improve, remove, convert, demolish, equip, use, occupy or maintain any one, two or three family dwelling in the jurisdiction, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this Code.
106.2 Violations. It is hereby declared that any violation of this Code constitutes a public nuisance, and in addition to any other remedies provided by this Code for its enforcement, the local government may bring civil suit or any other action permitted by law to enjoin such violation.
If, for any reason, any one or more sections, sentences, clauses or parts of this Code are held invalid, such judgment shall not affect, impair or invalidate the remaining provisions.
106.4 Penalty. Any person, partnership, joint venture, firm or corporation violating any of the provisions of this Code shall be guilty of a misdemeanor of the third degree, and each such person, partnership, joint venture, firm or corporation shall be deemed guilty of a separate offense every day or portion thereof during which any violation of any of the provisions of this Code is committed, continued or permitted. Upon conviction of any such violation such person, partnership, joint venture, firm or corporation shall be subject to a fine of not more than five hundred dollars ($500.00) or imprisonment for not more than sixty days, or both such fine and imprisonment.
SECTION 107 - RIGHT OF APPEAL (Amended)
107.1 Residential Board of Appeals. One Residential Board of Appeals shall be established with members appointed pursuant to Section 107.3, which Board shall have jurisdiction within the geographical boundaries of each local unit of self-government in the County which adopts this Code. Such Board shall follow all of the procedures and have all the powers and duties provided for in Sections 107.2 through 107.10 of this Code.
107.2 Establishment; powers. There is hereby established a Residential Board of Appeals, hereinafter referred to as the Board. The Board shall be established and administered by Montgomery County. The Board shall have power to adopt and promulgate rules and regulations interpreting the provisions of this Code and the Unified Fire Code for all one, two and three family dwellings within its jurisdiction, and to implement its administration and intent. The Board shall review and decide appeals from rulings and actions of the Building Official administering this Code, and shall hear and decide applications for modifications, deviations or approved rules. The Board shall also have the power to review and decide appeals by either using nationally recognized codes and standards or by using its good judgment regarding proposed alternatives, modifications or substitutions which do not defeat the public safety, health and general welfare or the purpose and intent of the provisions of this Code and the Unified Fire Code.
107.3 Qualifications of members. The Board shall consist of five members as follows:
1. One fire official;
2. One builder;
3. One architect or engineer, licensed as such in the State;
4. One attorney, licensed to practice law in Ohio; and
5. One code official.
Each member shall be appointed for a term of five years or until his or her successor is appointed, except that appointments to fill vacancies arising in mid-term shall be only for the unexpired portion of such term.
The fire official shall be appointed to the Board by the Southwest Ohio Fire Safety Council. The builder shall be appointed to the Board by the Home Builders Association. The architect or engineer shall be appointed to the Board by the City of Dayton, the City of Kettering or Montgomery County, in turn, by alphabetical order. The attorney shall be appointed to the Board by the other jurisdictions which have adopted this Code, in turn, by alphabetical order. The code official shall be appointed to the Board by the Miami Valley Code Officials. Members of the Board shall have a minimum of six years of building design, construction or inspection experience, except the attorney, who shall have six years of legal experience.
107.4 Chairperson and Secretary. The Board shall select one of its members to serve as its Chairperson, and one as a Vice-Chairperson, and shall appoint a person to act as Secretary for the Board who shall keep a detailed record of all Board proceedings. The terms of service by the Chairman, Vice-Chairman and Secretary shall be renewable in one year. The Secretary need not be a member of the Board.
107.5 Disqualifications. No member of the Board shall pass on any question involving work on which he or she or his or her employer is or has been engaged or involved as a contractor, material dealer or superintendent, or for which he or she or his or her employer has prepared plans or specifications, or in which he or she has any personal or financial interest.
107.6 Meetings. The Board shall meet within thirty days after the filing of any appeal or request for action with the Secretary of the Board and shall also meet periodically if the volume of its work so warrants. The Secretary shall be responsible for scheduling meetings, notifying the Board members of such meetings and giving the required public notices for such meetings.
107.7 Representation. Each appellant or applicant, the Building Official and any other person whose interests may be affected by an appeal or application, shall be given a fair opportunity to be heard orally, in person or by counsel, and to present written evidence to the Board.
107.8 Application for appeal or action. Any person adversely affected may apply for an appeal from a decision of the Building Official refusing to grant a permit or to permit the use of a particular material and/or equipment or method of construction in a proposed structure, provided that such appeal is filed within thirty days of the date of receipt of a written decision from the Building Official. The appeal application must include proposed alternatives, modifications or substitutions, complete plans of the structure or other pertinent information and payment of fees. The appeal shall be based on one or both of the following grounds stated in the application, to wit:
1. That the decision of the Building Official is erroneous or constitutes an erroneous application of the particular provisions of this Code or the Unified Fire Code or related laws and ordinances involved, or is otherwise contrary to law;
2. That a modified application or alternative arrangement is available and feasible whereby the strict application of a particular provision may be modified with alternatives without defeating the public safety, health and general welfare or the purpose and intent of this Code and the Unified Fire Code.
A hearing shall be held within a reasonable time, but not to exceed thirty days following receipt of the appeal application by the Secretary of the Board. The Board shall provide the appellant with written notice of its determination within thirty days after the hearing.
107.8.1 Fee for appeal or action. Each application for an appeal to the Board from an action of the Building Official shall be accompanied by a fee of one hundred dollars ($100.00). Fees shall be deposited in accordance with applicable laws and shall be used to defray the normal expenses of the Board, including payment for the time of the Secretary, payment for the preparation of transcripts of hearings by a court reporter when deemed necessary or payment for other similar expenses as the Board may authorize. The Secretary or the Board may provide for the presence of a court reporter at any hearing, at the Secretary's discretion or at the discretion of the Board. The appellant may require the presence of a court reporter at a hearing by giving notice to the Secretary to that effect at the time of filing the application for an appeal.
107.8.2 Delegation of tests. The Building Official shall, when he or she deems it desirable, request the Chairperson of the Board to designate members of the Board to make an investigation into the facts and ramifications of an appeal and to make a report of the findings to the Board. In this event, the decision of the Board may be postponed to a later date, within the discretion of the Board, not to exceed 60 days after the hearing at which such investigation was requested.
107.9 Quorum. A majority of the members of the Board shall constitute a quorum. A majority of the quorum shall be necessary to make a decision on an appeal, modification, deviation or approved rule.
107.10 Re-hearing. The Board shall, upon application of either the appellant or the Building Official, grant a re-hearing before the Board in any case where new evidence is presented which, in the opinion of the Chairperson, may justify a re-hearing. Such re-hearing shall not serve to stop the execution of the previous decision of the Board pending the re-hearing, except by special action of the Board so directing.
SECTION 108 - ALTERNATE MATERIALS AND SYSTEMS (Added)
108.1 General. The provisions of this Code are not intended to limit the appropriate use of materials, appliances, equipment or methods of design or construction not specifically prescribed by this Code, provided the Building Official determines that the proposed alternate materials, appliances, equipment or methods of design or construction are at least equivalent of that prescribed in this Code in suitability, quality, strength, effectiveness, fire resistance, durability, dimensional stability, safety and sanitation.
The Building Official may require that evidence or proof be submitted to substantiate any claim that may be made regarding the proposed alternate.
108.2 Tests. Determination of equivalence shall be based on design or test methods or other such standards approved by the Building Official. The Building Official may accept, as supporting data to assist in this determination, duly authenticated reports on acceptance documents from the Building Officials and Code Administrators International, Inc., the Southern Building Code Congress International, Inc., the International Conference of Building Officials, the National Evaluation Service Committee of the Council of American Building Officials, the U.S. Department of Housing and Urban Development or from other approved authoritative sources for all materials or assemblies proposed for use which are not specifically provided for by this Code. The costs of all tests, reports and investigations required under these provisions shall be paid by the applicant.
SECTION 110 - LIABILITY (Amended)
The Building Official or the Building Official's authorized representative, acting in good faith and without malice in the discharge of his or her duties, shall not render himself or herself personally liable for any damage that may accrue to persons or property as a result of any act or by reason of any act or omission in the discharge of his or her duties. Any suit brought against the Building Official or his or her authorized representative because of such an act or omission performed in the enforcement of this Code shall be defended by the jurisdiction until final determination, and any judgment thereof shall be assumed by the jurisdiction.
This Code shall not relieve or lessen the responsibility of an owner, operator or controller of a building for any damages to persons or property caused by defects, nor shall the building department or its jurisdiction be held to assume any such liability by reason of inspections or permits authorized by this Code.
SECTION 111 - PERMIT (Amended)
111.1 Permit required. A permit shall be obtained before beginning construction, alteration, or repairs, other than ordinary repairs, using application forms furnished by the Building Official.
As used in this section, ordinary repairs are nonstructural repairs and do not include addition to, alteration of or replacement or relocation of water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electrical wiring or mechanical or other work for which a permit is required by the Building Official.
111.2 Permit fees. Permit fees shall be established by the local jurisdiction.
111.3 Time limitation of permit. A permit for any proposed work shall be deemed to have been abandoned six months after the date of issuance unless construction has been diligently pursued. Additionally, any permit shall be deemed to be abandoned if authorized work has not been diligently pursued for any six-month period. For the purpose of this section, it shall be prima facie evidence that construction has not been diligently pursued if there has been no approved inspection made on the project during a six-month period.
When the Building Official determines that a permit has been abandoned, he or she may serve notice upon the holder of the permit, the owner or his or her agent or the person having charge of the work. Within thirty days of notification, the permit holder, the owner or his or her agent or the person having charge of the work shall apply for a permit extension, arrange for a final inspection of the project, file an appeal to the Residential Board of Appeals or remove all construction done to that point, restoring the site to the condition before construction work was done. If requested, the Building Official may grant, for just cause, one extension, but not more than two extensions, for an additional period not to exceed ninety days each.
If the permit holder, the owner or his or her agent or the person having charge of the work does not remedy the abandoned permit within the stipulated thirty days, the Building Official may declare any partially completed work a public nuisance and may begin proceedings to eliminate a public nuisance as provided by local or State law.
111.4 Previous approvals. Nothing in the Code shall require changes in the plans, construction or designated use of a building for which a lawful permit has been issued or otherwise lawfully authorized before the effective date of the Code, provided that work under such permit or authorization is under active prosecution upon such date, or is actively prosecuted within ninety days after such date, and that all work thereunder is completed, as so authorized, within two years after the date thereof or duly authorized extension of time. However, if the work has been diligently prosecuted, an extension of time shall be granted for the completion of such work which shall permit its completion in accordance with the original permit.
111.5 Approved papers. All approved plans, specifications and other papers filed with the application for the permit shall be so stamped or endorsed by the Building Official, and one set shall be kept at the building or work site until the project has been completed. True copies of all or as many of the drawings, specifications and statements as determined by the Building Official shall become public records and shall be maintained by the Building Official or his or her representative.
111.6 Revocation of permits. The Building Official may revoke any permit or approval issued under this Code or may stop the work on an entire project or a portion of a project for any of the following reasons:
1. Whenever there is a violation of any of the provisions of this Code and/or a State statute or local ordinance relating to the same subject matter;
2. Whenever the continuance of any work for which such a permit was issued or required becomes dangerous to life or property;
3. Whenever there is a violation of any condition on which the issuance of the permit or approval was based; or
4. Wherever any false statement or misrepresentation has been made upon the application, plans or specifications on which the issuance of the permit or approval was based.
The revocation notice of the permit in every instance shall be in writing and shall be served upon the holder of the permit, the owner, his or her agent or the person having charge of the work. Service may be made in person or by ordinary mail sent prepaid to the last known address of the permit holder. It is the responsibility of the permit holder to inform the Building Official of any change of address. Any revocation notice shall also be posted upon the building or structure in question by the Building Official. After the notice is received or posted, no person shall proceed with any operation for which such a permit was issued. No part of the fees for such revoked permit shall be returned. Revocation of a permit shall be subject to appeal to the Board (see Section 107).
111.7 Approval in part. The Building Official may issue a permit for the construction of foundations or any other part of a building or structure before the plans and specifications for the whole building have been submitted or approved. The holder of such permit for the foundation or other part of the building or structure shall proceed at his or her own risk with the building construction and without assurance that a permit for the entire structure will be granted.
111.8 Permit validity. The issuances of a permit shall not authorize the violation of any of the provisions of this Code.
SECTION 112 - PLANS (Amended)
112.1 Plans required. When required by the Building Official, plans shall be drawn to scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and shall show in detail that it will conform to the provisions of this Code and all relevant laws, ordinances, rules and regulations. Plans shall include a plot plan drawn to scale showing the location of all easements, drainage facilities, adjacent grades, property lines, existing buildings and proposed buildings, including the foundation plan, floor plan, all elevations, sections and details to adequately describe the work and the location and use. The name, address and telephone number of the person preparing the plans shall appear on the plans.
112.2 Plans on job required. A copy of approved plans when required by the Building Official shall be kept on the site of the building or work at the time of inspection.
SECTION 113 - INSPECTION (Amended)
113.1 Types of inspections. For on-site construction, from time to time, the Building Official, upon notification from the permit holder or his or her agent, shall make or cause to be made any necessary inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this Code.
113.1.1 Foundation inspection. A foundation inspection will be commonly made after poles or piers are set, or trenches or basement areas are excavated and forms erected and any required reinforcing steel is in place and prior to the placing of concrete. The foundation inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment and special requirements for wood foundations.
113.1.2 Plumbing, mechanical and electrical. Rough inspections of plumbing, mechanical and electrical work will be commonly made prior to covering or concealment, before fixtures are set, and prior to a framing inspection.
113.1.3 Frame and masonry inspection. A frame and masonry inspection will be commonly made after the roof, masonry, all framing, firestopping, draftstopping and bracing are in place and after the plumbing, mechanical and electrical rough inspections are approved.
113.1.4 Lath and/or wallboard inspection. A lath and/or wallboard inspection will be commonly made after all lathing and/or wallboard interior is in place, but before any plaster is applied, or before wallboard joints and fasteners are taped and finished.
113.1.5 Other inspections. In addition to the called inspections above, the Building Official may make or require any other inspections to ascertain compliance with this Code and other laws enforced by the Building Official.
113.1.6 Final inspection. A final inspection will be commonly made after the building is completed and ready for occupancy. Occupancy may not occur without a final inspection.
SECTION 114 - PREFABRICATED CONSTRUCTION (Amended)
A certificate of approval by an approved agency shall be furnished with every prefabricated assembly, except where all elements of the assembly are readily accessible to inspection at the site. Placement of prefabricated assemblies at the building site shall be inspected by the Building Official to determine compliance with this Code, and a final inspection shall be provided in accordance with Section 113.1.6.
NOTE: Provisions for foundation systems and building service equipment connections necessary to provide for the installation of new manufactured homes on privately owned (nonrental) lots and existing manufactured homes to which additions, alterations or repairs are made are contained in Appendix A and shall be enforced only when specifically adopted by the jurisdiction.
SECTION 115 - BARRIERS FOR SWIMMING POOLS, SPAS AND HOT TUBS (Amended)
Provisions for barriers for swimming pools, spas and hot tubs are contained in Appendix D and shall be enforced only when specifically adopted by the jurisdiction adopting this Code.
SECTION 116 - PERMIT; REQUIREMENTS FOR POSTING (Amended)
The permit holder or his or her agent shall post the permit on the jobsite in an accessible and conspicuous place. The permit shall be maintained by the permit holder until the final inspection has been made and approved.
SECTION 117 - EXISTING STRUCTURES (Amended)
Buildings and structures in existence at the time of the original adoption of this Code (Ordinance 97-22, passed November 11, 1997) may have their existing use continued if such use was legal at the time of the adoption of this Code, provided such continued use is not dangerous to life.
SECTION 118 - STOP WORK ORDERS (Amended)
Upon notice from the Building Official, work on any building, structure or electrical, gas, mechanical or plumbing system that is being done contrary to the provisions of this Code shall immediately cease. Such notice shall be in writing, posted on the building or site and given or mailed to the owner of the property, or to his or her agent, or to the person doing the work, and shall state the specific violations and the conditions under which work may be resumed.
CHAPTER 2 BUILDING DEFINITIONS
SECTION 201 - GENERAL (Amended)
For the purpose of this Code, certain abbreviations, terms, phrases, words and their derivatives shall be construed as defined in this section. Words used in the singular include the plural, and the plural the singular. Words used in the masculine gender include the feminine, and the feminine the masculine. Words not defined herein shall be given their ordinary meaning, and such words which have well-known technical or construction industry meanings shall be used in accordance with such recognized meanings.
SECTION 202 - GENERAL BUILDING DEFINITIONS (Amended)
Accessory Structure. A building, the use of which is incidental to that of the main building, and which is located on the same lot.
Approved. Approval by the Building Official as the result of investigation and tests conducted by him or her, or by reason of accepted principles or tests by nationally recognized organizations.
Approved Agency. An established and recognized agency regularly engaged in conducting tests or furnishing inspection services, when such agency has been approved by the Building Official.
Balcony (exterior). An exterior floor system projecting from a structure and supported by that structure, with no additional independent supports.
Basement. That portion of a building which is partly or completely below grade (see "Story above grade").
Building. Any one, two or three family dwelling, or portion thereof, which is used, or designed or intended to be used, for human habitation, for living, sleeping, cooking or eating purposes, or any combination thereof, and shall include structures accessory thereto.
Building, Existing. A building erected prior to the original adoption of this Code (Ordinance 87-33, passed December 8, 1987), or one for which a legal building permit has been issued.
Building Official. The officer or other designated authority in each jurisdiction adopting this Code who is charged with the administration and enforcement of this Code.
Ceiling Height. The clear vertical distance from the finished floor to the finished ceiling.
Court. A space, open and unobstructed to the sky, located at or above grade level on a lot and bounded on three or more sides by walls or a building.
Deck. An exterior floor system supported on at least two opposing sides by an adjoining structure and/or posts, piers or other independent supports.
Dwelling. Any building which contains one or two "dwelling units" used, intended or designed to be built, used, rented, leased, let or hired out to be occupied, or which are occupied for living purposes.
Dwelling Unit. A single unit providing complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
Family. Any group of not more than five persons living together in a dwelling unit.
Grade. The finished ground level adjoining the building at all exterior walls.
Grade Floor Window. A window located such that the sill height of the window is not more than 44 inches above or below the finished grade adjacent to the window.
Greenhouse. An enclosed detached accessory structure consisting primarily of light-transmitting materials and used primarily for growing plants.
Guardrail System. A system of building components located near open sides of elevated walking surfaces.
Habitable Room. Any room meeting the requirements of this Code for sleeping, living, cooking or dining purposes, excluding such enclosed places as closets, pantries, bath or toilet rooms, hallways, laundries, storage spaces, utility rooms and similar spaces.
Handrail. A horizontal or sloping rail grasped for guidance or support.
Hollow Masonry. Load-bearing or nonload-bearing construction using masonry units where the net cross-sectional area of each unit in any plane parallel to the bearing surface is less than 75 percent of its gross cross-sectional area. Hollow masonry units shall conform to ASTM C90, C129 or C652 listed in Section S-26.115.
Hot Water. Water at a temperature of not less than 120 degrees Fahrenheit.
Kitchen. An area used, or designated to be used, for the preparation of food.
Listed and Listing. Terms referring to equipment which is shown in a list published by an approved testing agency qualified and equipped for experimental testing and maintaining an adequate periodic inspection of current productions and whose listing states that the equipment complies with nationally recognized standards.
Loads, Dead. The weight of the walls, partitions, framing, floors, ceilings, roofs and other permanent stationary construction entering into and becoming a part of the building.
Loads, Live. All loads except dead and lateral loads.
Loads, Lateral. The lateral pressure in pounds per square foot (psf) due to the weight of the adjacent soil, including due allowance for hydrostatic pressure and possible surcharge from fixed or moving loads, or due to wind loads.
Manufactured Home. A structure, transportable in one or more sections, which in the traveling mode is 8 body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning and electrical systems contained therein; except that such term shall include any structure which meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification required by the Secretary of the United States Department of Housing and Urban Development (HUD) and complies with the standards established under this title. For mobile homes built prior to June 15, 1976, a label certifying compliance to the Standard for Mobile Homes, NFiPA 501, ANSI 119.1, in effect at the time of manufacture, is required. For the purpose of this Code, a mobile home shall be considered a manufactured home.
Occupied Space. The total area of all buildings or structures on any lot or parcel of ground projected on a horizontal plane, excluding permitted projections as allowed by this Code.
Solid Masonry. Load-bearing or nonload-bearing construction using masonry units where the net cross-sectional area of each unit in any plane parallel to the bearing surface is not less than 75 percent of its gross cross-sectional area. Solid masonry units shall conform to ASTM C55, C62, C73, C145, or C216 listed in Section S-26.115.
Stack Bond. The placement of masonry units such that head joints in successive courses are horizontally offset at less than one-fourth the unit length.
Story. That portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that habitable portion of a building included between the upper surface of the topmost floor and ceiling or roof above.
Story Above Grade. Any story having its finished floor surface entirely above grade, except that a basement shall be considered as a story above grade when the finished surface of the floor above the basement is:
1. More than 6 feet above grade;
2. More than 6 feet above the finished grade level for more than 50 percent of the total building perimeter; or
3. More than 12 feet above the finished ground level at any point.
Townhouse. A single-family dwelling unit constructed in a row of attached units separated by property lines and with open space on at least two sides.
Window. A glazed opening, including portions of glazed doors.
Yard. An open, unoccupied space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this Code, on the lot on which a building is situated.
CHAPTER 3 BUILDING PLANNING
SECTION 301 - DESIGN CRITERIA (Amended)
TABLE 301.2a
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
ROOF LIVE LOAD 1 (Lbs. per Sq. Ft.) | ROOF SNOW LOAD 1 (Lbs. per Sq. Ft.) | WIND PRESSURE 4 (Lbs. per Sq. Ft.) | SEISMIC CONDITION BY ZONE | SUBJECT TO DAMAGE FROM 2 | SUBJECT TO DAMAGE FROM 3 | WINTER DESIGN 5 TEMP. FOR HTG. FACILITIES | ||
Weathering | Frost Line Depth | Termite | Decay | |||||
20# | 20# | 24 PSF | 1 | Severe | 30" | Yes | Yes | 0°F |
308.4 Hazardous locations. (Amended)
5. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers. Glazing in any part of a building wall enclosing these compartments where the bottom edge of the glazing is less than 60 inches above the drain inlet and 36 inches horizontally from the inside edge of the tub.
309.3 Floor surface. (Amended) Garage floors shall not be less than 4 inches below adjacent dwelling or basement floors. If there is access from the garage to a lower area, a curb of not less than 4 inches in height shall be required. The area of floor used for the parking of automobiles or other vehicles shall be sloped to facilitate the movement of liquids toward the main vehicle entry doorway. Slope is to be a minimum of 1/8 inch per foot.
SECTION 311 - DOORS AND HALLWAYS (Amended)
311.1 Exits. The required exit door shall be a side-hinged door not less than 3 feet in width and 6 feet, 8 inches in height. Other exterior hinged or sliding doors shall not be required to comply with these minimum dimensions. The minimum width of a hallway or exit access shall be not less than 3 feet.
311.2 Interior doors. Interior doors to habitable rooms, basement stairs, etc., shall be a minimum 2 feet, 6 inches wide and 6 feet, 8 inches high. Bathroom doors shall be a minimum of 2 feet, 4 inches wide and 6 feet, 8 inches high.
311.3 Garages. A side-hinged door 2 feet, 8 inches by 6 feet, 8 inches, shall be required for all garages.
SECTION 312 - LANDINGS. (Amended)
A minimum 3 foot by 3 foot landing shall be required on each side of a door.
Exceptions:
1. At the top of interior stairs, provided the door does not swing over the stairs.
2. The landing at the exterior doorway shall not be more than 8-1/2 inches below the top of the threshold.
3. At exterior doors, other than the required exit door, where the finished interior floor surface is not more than 16-1/2 inches above the finished exterior floor surface or grade, provided the door does not swing over the stairs. An adjoining storm or screen door is permitted to swing over the stairs.
SECTION 316 - SMOKE DETECTORS (Amended)
R-215.1 Smoke detectors required. Smoke detectors shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms and on each additional story of the dwelling, including basements and cellars, but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels, a smoke detector need be installed only on the upper level, provided the lower level is less than one full story below the upper level, except that if there is a door between levels, then a detector is required on each level. All detectors shall be connected to a sounding device or other detectors to provide, when actuated, an alarm which will be audible in all sleeping areas. All detectors shall be approved and listed and shall be installed in accordance with the manufacturer's instructions.
When alterations, repairs or additions requiring a building permit occur, or when one or more sleeping rooms are added or created in existing dwellings, the entire building shall be provided with smoke detectors located as required for new dwellings.
316.2 Power source. In new construction, required smoke detectors shall receive their primary power from the building wiring when such wiring is served from a commercial source, and shall be equipped with a battery back-up. Wiring shall be permanent and without a disconnecting switch other than those required for overcurrent protection. Smoke detectors may be battery operated when installed in existing buildings or in buildings without commercial power, or in buildings which undergo alterations, repairs or additions regulated by the second paragraph of Section 316.1.1.
SECTION 326 - SATELLITE DISHES; T.V. TOWERS (Added)
Installation of satellite dishes and T.V. towers must be in accordance with approved design criteria or the manufacturer's installation specifications.
SECTION 327 - RETAINING WALLS (Added)
Design for retaining walls over 30 inches in height shall be certified by a registered engineer or architect or as approved by the Building Official.
CHAPTER 4 FOUNDATIONS (Amended)
SECTION 403 - FOOTINGS. (Amended)
403.1 General. All exterior walls, bearing walls, columns and piers shall be supported on continuous solid masonry or concrete footings, wood foundations or approved structural systems which shall be of sufficient design to support safely the loads imposed, as determined from the character of the soil, and shall in all cases extend below the frost line or a minimum of 30 inches below the finished grade. Concrete footings may be spread footings or trench footings. The minimum size for concrete footings shall be 8 inches thick by 16 inches wide for spread footings and 8 inches wide for trench footings. Trench footings must be approved by the inspection authority and will be approved only where the bearing capacity of the soil is determined to be adequate to properly support them. Spread footings must be a minimum of 8 inches wider than the wall being supported, and the wall must be placed on the footing so that 4 inches of the footing extends beyond the wall on each side. Monolithic pours are limited to a maximum of 576 square feet. All accessory structures shall be anchored by an approved method. Footings and slabs shall conform to Figure 403.1a. Footings shall be level or shall be stepped so that both the top and bottom of such footings are level. Footings shall not be poured on frozen bearing. Detached structures of 200 square feet or less are not required to have footings.
403.2 Pier footings. In lieu of design, this Code will require a minimum poured in place concrete pad 8 inches thick and 18 inches in diameter placed a minimum of 48 inches below the finished grade for all pole buildings. Pier footings are acceptable for column design.
Figure 403.1a
MINIMUM FOOTING/FOUNDATION REQUIREMENTS (Amended)
MINIMUM FOOTING/FOUNDATION REQUIREMENTS (Amended)
See city for image
Figure 403.1c. Typical Details for Wood Foundation Crawl Space Walls. (Amended) Minimum height shall be 24 inches.
409.2 Access. (Amended) An access hole 24 inches by 24 inches shall be provided to the under-floor space.
409.4 Depth of crawl space. (Amended) The depth of the crawl space for new construction shall be a minimum of 24 inches clear space between the ground level and the bottom of floor joists.
CHAPTER 10 CHIMNEYS AND FIREPLACES
1001.17 Masonry caps. (Added) All masonry chimneys shall be capped and masonry caps shall be constructed of Portland cement concrete or other materials approved by the inspection authority.
1001.18 Spark arrester screens. (Added) Spark arrester screens shall be required with wood shake shingles.
CHAPTER 14 HEATING AND COOLING EQUIPMENT
SECTION 1402 - WARM-AIR FURNACES. (Amended)
1402.1 General. Warm air furnaces shall conform to the applicable ANSI standard Z21.47 or Z21.64, as listed in Section S-26.1101. Fuel-burning appliances shall not be installed in a storage closet or under a stairway. Fuel-burning appliances located in a bedroom or bathroom shall be installed in a sealed enclosure such that combustion air will not be taken from the living space.
1402.2 Clearances. Clearances shall be provided for fuel-burning appliances in accordance with Table No.1306.1a or in accordance with the manufacturer's installation instructions, as approved.
1402.3 Combustion air. Fuel-burning appliances shall be supplied with adequate combustion air in accordance with Chapter 20 of this Code. Combustion air openings shall have clearance of not less than 6 inches in front of the openings.
CHAPTER 16 VENTED FLOOR, WALL AND ROOM HEATERS
SECTION 1601 - VENTED FLOOR FURNACES (Amended)
Vented floor furnaces shall not be approved for replacement or installation.
1601.4 Access. An access hole 24 inches by 24 inches shall be provided to the under-floor space.
CHAPTER 23 BOILERS/WATER HEATERS
2306.4 Protection of potable water. (Amended) The potable water system shall be protected from backflow in accordance with the provisions of the Ohio Plumbing Code (4101:2-61-09).
2307.1 Water Heaters. (Amended) Water heaters shall be labeled and installed in accordance with manufacturers installation instructions and the provisions of the Ohio Plumbing Code (4101:2-60) and Section 1402.
CHAPTER 24 REFRIGERATION
2401.3 Condensate disposal. (Amended) A condensate drain shall be provided to dispose of condensate from the cooling coil. Condensate drains shall terminate to daylight outside of the building, or to a floor drain, plumbing fixture, sump or other approved location.
Where the cooling coil or air conditioning unit is located indoors above a living space, a water-tight pan of corrosion-resistant metal shall be installed beneath the unit to catch overflow condensate due to a clogged condensate drain. The pan shall be provided with a drain pipe of minimum 3/4-inch nominal pipe size which discharges at a conspicuous location to indicate that the regular drain is clogged, or the pan shall be drained by other approved methods.
CHAPTER 26 FUEL-GAS PIPING
2607.6 Appliance connection. (Amended) Gas appliances and equipment shall be connected to the building piping by metallic pipes, semi-rigid metallic tubing or an approved labeled gas appliance connector, having a diameter of not less than the nominal inlet connection to the appliance in accordance with their labels.
2608.1.6 Tracer for nonmetallic buried piping. (Amended) A No.14 gauge solid copper tracer wire or other approved conductor shall be installed adjacent to underground nonmetallic gas piping and shall be accessible or terminate above grade at each end.
2612.1 Detection of leaks and defects. (Amended) Any loss of test pressure as indicated by approved pressure gauges shall be deemed to indicate the presence of a leak. The leak shall be located by means of an approved combustible gas detector, soap and water, or an equivalent nonflammable solution. Matches, candles, open flames, or other methods which could provide a source of ignition shall not be used. Where potentially corrosive leak test solutions, including soap and water are used, the piping shall be rinsed with water after testing. Vent limiting devices shall not be tested with a liquid test solution, which could contaminate the internal mechanism or plug the breathing hole. When leaks or other defects are located, the affected portion of the piping system shall be repaired or replaced, and the piping system shall be retested.
2612.2 Test pressure. (Added) The test pressure to be used shall be not less than 1-1/2 times the proposed maximum working pressure, but not less than 10-psig for above ground and 50 psig for underground, and shall be applied for a duration of not less than 10 minutes without showing any drop in pressure.
CHAPTER 39 ELECTRICAL (Amended)
The electrical requirements shall conform to the Electrical Code for One and Two Family Dwellings (NFPA-70-1993) excerpted from the National Electrical Code, 1993 edition (NFPA-70-1993), as published by the National Fire Protection Association, with the following amendments:
1. Receptacles will be required in ceilings of garages over each garage door for garage door openers.
2. Nonobservance of Exception Nos.1 and 2 of Article 680-8.
(Ord. 97-22. Passed 11-11-97; Ord. 00-26. Passed 12-12-00.)