The following amendments hereafter become a part of the “Residential Code of Ohio One-, Two- and Three-Family Dwellings” as if written in the Code itself:
(a) Scope and Clarification. The term “Department of Building Safety” shall be synonymous with the “Building Department”.
The term “building official” shall be synonymous with “Chief Building Official” or “CBO”.
The term “board of appeals” shall be synonymous with Architectural Review Board.
(b) Survey Pins Required. No occupancy permit shall be granted by the Building Commissioner for the occupancy of any new dwelling unless, prior to occupancy, visible survey pins have been accurately placed at the corners of the sublot. Such survey pins shall be so placed only after the completion of finish grading. However, if the dwelling is ready for occupancy, but in the opinion of the Building Commissioner finish grading cannot be immediately completed due to adverse weather conditions, the Building Commissioner may issue a Conditional Occupancy Permit upon obtaining a cash deposit from the builder in the amount of five hundred dollars ($500.00) to guarantee the placement of survey pins after final grading. At such time, the deposit shall be returned one hundred twenty days of issuance of the Conditional Occupancy Permit.
(c) Location of Utility Lines. In a residential district, no water, gas, storm sewer, sanitary sewer or other underground utility line shall be located under or within three feet of any driveway or sidewalk paralleling such lines. However, when, in the opinion of the Building Commissioner, such condition is unavoidable, premium backfill adequately compacted shall be used in those trenches that are under or within three feet of such sidewalk or driveway. In all cases premium backfill adequately compacted shall be used in utility trenches crossing sidewalks or driveways.
(d) Basement Face Brick Covering Exposed Concrete or Block Walls. No occupancy permit shall be granted by the Building Commissioner for the occupancy of any new dwelling or building unless, prior to occupancy, all exterior exposed foundation walls from one course below finished grade to the building siding are covered with face brick as approved by the Building Commissioner.
(e) Wood Decks and Gazebos.
(1) Where unusual conditions may exist, such as heavy loads or decks elevated to an uncommon height, these minimum design loads may be increased.
A. Minimum uniformly distributed live loads and minimum concentrated live loads.
1. For decks 36" or less above grade, 60 lbs. per square foot of floor area.
2. For balconies that do not exceed 100 square feet, 60 lbs. per square foot of floor area.
3. For balconies exceeding 100 square feet of floor area, 100 lbs. per square foot of area.
4. For all decks 36" or less above grade with enclosure, 100 lbs. per square foot of floor area.
B. All decks and balconies shall have plans showing the engineered load design when submitted for approval.
(2) Wood decks and gazebo height permitted is fifteen feet above finished grade.
(f) Concrete Patios. Concrete patios shall be installed in accordance with applicable provisions of Chapter 1361 of the Codified Ordinances of the Village of Highland Hills. Patios constructed of materials other than concrete shall be governed by manufacturers’ instructions or accepted practices.
(g) Backfill Material. Neither slag nor foundry sand shall be permitted as backfill material. The Village may require a contractor to submit for testing, at the contractor’s expense, any backfill material. Testing shall be conducted at a laboratory approved by the Village.
(h) Accessory Buildings and Detached Garages.
(1) An accessory building shall be constructed upon, and attached to, a layer of concrete at least four inches thick and of at least the same perimeter measurements as the building.
(2) Accessory buildings with 100 square feet or less in area shall be placed on a 4-inch concrete slab on grade. An accessory building between 100 square feet and 200 square feet in area shall be placed on a 4-inch concrete slab with footer depths of 12 inches. An accessory building between 200 and 400 square feet in area shall be placed on a 4-inch concrete slab with a footer depth of 24 inches. All accessory structures over 400 square feet in area shall have a footer depth of 36 inches.
(3) To be considered detached, garages shall be at least twenty feet from any portion of the dwelling unit.
(i) Grading and Draining: Backfilling Over Footing Drains. The backfill over footing drains shall be pervious material (washed gravel or limestone but not slag) of the type, size and gradation required for the particular type of drain construction being used, and shall be carried up at least thirty-six inches over drain tile but not closer than twelve inches from the established surface grade. The top twelve inches of backfill shall consist of six inches of impervious (clay) soil, topped with six inches of clayed top soil if the surface is to be covered with lawn or shrubs. If the surface adjacent to the foundation wall is to be paved or have some similar treatment, then the backfill near the top may be a suitable base for such construction.
(j) Work Exempt from Permit. That Section R105.2 entitled “Work Exempt from Permit” contained within the International One and Two Family Dwelling Code is hereby deleted from its adoption by reference in this chapter.
(Ord. 2006-39. Passed 9-13-06.)