[Amended 9-24-2007 by Ord. No. 72-2007; 12-28-2009 by Ord. No. 78-2009; 5-10-2010 by Ord. No. 18-2010; 9-27-2010 by Ord. No. 71-2010; 2-14-2022 by Ord. No. 11-2022]
The following sections of the International Building Code, 2009 Edition, a/k/a Building Code for the City of Reading, is hereby amended, revised, deleted, etc., as indicated:
A. Chapter 1, Section 101.1, is amended by deleting the words "name of jurisdiction" and the brackets surrounding that phrase and by inserting in place thereof the words "the City of Reading."
B. Chapter 1, Section 101.5, is amended by adding:
101.5 Liability insurance. Prior to the issuance of a permit to any contractor, s/he shall deposit and execute with the Code Official a certificate of insurance establishing that the contractor is currently covered by a reputable insurance company, licensed to do business in the Commonwealth of Pennsylvania, covering said contractor for property damages in the amount of not less than $50,000 for any one claim and not less than $300,000 for more than one claim.
C. Chapter 1, Section 102.4, is amended by deleting the words "the provisions of this" and substituting the words "a more stringent."
D. Chapter 1, Section 103.1, is hereby amended to read as follows: "The Codes Services Division and Trades Group thereof, in conjunction with the Fire Prevention Division of the City of Reading, Department of Fire and Rescue, by and through the Fire Marshal or his designee, known herein as "Codes Division," is hereby established and the executive in charge shall be the Property Improvement Division Manager. Where reference is made to the Code Official in this Part 8, it shall be understood to refer to the Building Official or his designee."
E. Chapter 1, Section 103.3, is amended to read as follows: The executive in charge shall appoint such number of officers, technical assistants, inspectors, and other employees as shall be necessary for the administration of this code and as authorized by the appointing authority.
F. Chapter 1, Section 105.2, is amended by deleting No. 2, No. 6, and the words "cabinets, countertops, and similar finish work" from No. 7. Delete in its entirety "Electrical, Gas, Mechanical and Plumbing."
G. Chapter 1, Section 105.3, is amended to add No. 8 as follows: "In the case of repairs and/ or alterations, the contractor who will actually perform the work as required to obtain the permit."
H. Chapter 1, Section 109.2, is amended to add as follows: [Amended 9-12-2011 by Ord. No. 42-201120]
109.2 All tradespersons shall pay permit fees based on labor and materials, as provided in Chapter 212, Fees, prior to commencing work or performing services in or upon all premises within the City based upon aggregate cost of labor and materials:
Administrative fee
In addition to the aforesaid fee, all trade persons shall be required to pay an administrative fee as provided in Chapter 212, Fees, for each permit applied for and received. This fee is in addition to the above-listed permit fee.
As built. Should it be determined that the job costs greatly differentiate from the as-built costs to save monies on the fee for the permit, at the discretion of the Codes Services Division - Building/Trades, said persons reserve the right to undertake any and all appropriate and applicable methods including, but not limited to, commencement of legal action to obtain the difference of the fee submitted for a permit and estimated job costs and the as-built costs.
Consultation fee. In addition to the fee for a permit as set forth herein, a fee per hour as provided in Chapter 212, Fees, shall be charged for consultation either in person or via telephone with the/any Building/Trades Inspector for consultation prior to submission of plans for review and subsequent to approval of plans and issuance of permit beyond one hour total time calculated by combining time of all Building/Trades Inspector consulted on single project per above parameters.
Removal of placard. The Building Code Official, his designee or Code Official shall remove the stop-work order placard whenever the defect or defects upon which the stop- work order and placarding action were based have been eliminated and with the payment of a fee as provided in Chapter 212, Fees. Any person who conceals, covers, hides, defaces or removes a stop-work order placard without the approval of the Building Code Official shall be subject to the penalties provided by this code.
I. Chapter 1, Section 108.4, is amended by deleting the words "a fee established by the Building Official" and the brackets surrounding the same and in place thereof inserting "100% of the usual permit fee."
International Building/Fire Prevention Code
Board of Appeals
Rules of Procedures
Article 1. General Provisions
1.1 The International Building and Fire Code Board of Appeals of the City of Reading, Pennsylvania, shall be governed by the provisions of the 2009 International Building Code and the 2009 International Fire Code, all related amendments and by the rules of procedure.
1.2 The Board shall become familiar with all other ordinances under which it may be expected to act as well as applicable state statutes such as the Sunshine Law.
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1.3 Nothing herein shall be construed to grant or give to the Board the power or authority to alter or change the building, fire prevention or other related ordinances, which authority is reserved to the governing body.
1.4 Within the limits of funds appropriated by the governing body, the Board may employ or contract for secretaries, clerks, legal counsel, consultants, and other technical and clerical services.
1.5 The legal counsel to the Board shall be consulted in cases where the powers of the Board are not clearly defined.
Article 2. Membership
2.1 Chairman. The Board shall annually select one of its members to serve as Chairman.
The Chairman shall perform all duties required by law, ordinances and these rules; shall preside at all meetings of the Board; shall decide on all points or order and procedure, subject to these rules, unless directed otherwise by a majority of the Board.
2.2 Secretary. A qualified clerk shall serve as secretary to the Board. The secretary shall file a detailed record of all proceedings.
2.3 Members. The Board of Appeals shall consist of seven members appointed by the Mayor and confirmed by the Council of the City of Reading as follows: one for five years, one for four years, one for three years, two for two years, and two for one year. Thereafter, each new member shall serve for five years or until a successor has been appointed. Members of the City of Reading HVAC, Electrical Examining Board and Plumbing Board of Examiners may upon appointment as provided for herein and confirmation may serve on the City of Reading International Building/Fire Prevention Board of Appeals.
2.4 Qualifications. The Board of Appeals shall consist of the following professions or disciplines:
(a) Registered design professional who is a registered architect; or a builder or superintendent of building construction with at least ten years' experience, five of which shall have been in responsible charge of work.
(b) Registered design professional with structural and architectural experience.
(c) Registered design professional with mechanical or plumbing experience; or a mechanical or plumbing contractor with at least ten years' experience, five of which shall have been in charge of work.
(d) Registered design professional with electrical engineering experience; or an electrical contractor with at least ten years' experience, five of which shall have been in responsible charge of work.
(e) Registered design professional with fire protection engineering experience; or a fire protection contractor with at least ten years' experience, five of which shall have been in responsible charge of work.
(f) Members of the City of Reading HVAC, Electrical Examining Board and Plumbing Board of Examiners may also serve on the City of Reading Building/Fire Prevention Board of Appeals provided they have ten years of relevant experience, five of which shall have been in responsible charge of work.
2.5 Alternates. The Mayor shall appoint and the Council of the City of Reading shall confirm two alternate members who shall be called by the Board Chairman to hear appeals during the absence or disqualification of a member. Alternate members shall possess the qualifications required for Board membership, and shall be appointed for five years or until a successor has been appointed.
2.6 Removal of members. Any member may be removed for misconduct or neglect of duty or for other just cause by a majority vote of Council taken after the member has received 15 days' advance notice of the intent to take such vote. Failure of a member to attend three consecutive regular meetings of the Board will constitute grounds for immediate removal from the Board by City Council. Failure of a member to attend at least 50% of the regular meetings of the Board in a calendar year will constitute grounds for immediate removal from the Board by City Council. The Chairperson of the Board shall inform the City Clerk in writing when a member has failed to comply with this attendance policy. Following such notification, City Council may vote to remove the member and seek applicants to fill the vacant position.
Article 3. Meetings
3.1 Notice. The Board shall meet upon notice from the Chairman, within 30 days of the filing of an appeal, or at stated periodic meetings.
3.2 Public notice. The Board shall hold all meetings at specified times and places, of which public notice shall be given.
(a) All hearings before the Board shall be open to the public.
(b) Public notice of each meeting shall be given in a newspaper of general circulation within the community within 24 hours' notice prior to the time of the hearing.
3.3 Quorum. The Board shall modify or reverse the decision of the Building Fire Official by a concurring vote of three members.
3.4 Postponement. When five members are not present to hear an appeal, either the appellant or the appellant's representative shall have the right to request a postponement of the hearing.
3.5 Continuances. On its own motion, or on approval of requests by applicant, appellants or their authorized agents, the Board may provide for later continuances of cases on which hearings have begun. Such continuances shall be permitted only for good cause, stated in the motion, and, unless time and place is stated, shall require new public notice, with fees paid for by applicants if continuances are at their request or result from their actions. A notice of the place, date and time of the continued hearing shall also be posted prominently at the municipal office where the hearing will be continued.
Article 4. Order of Business
4.1 Proceedings. All meetings of the Board shall proceed as follows:
(a) Meeting called to order.
(b) Roll call and declaration of quorum.
(c) Announcement of outstanding decisions.
(d) Hearing of new cases.
(e) Unfinished business.
(f) New business.
(g) Adjournment.
Article 5. Board's Function
5.1 Any person shall have the right to appeal to the Board of Appeals from a decision of the Building/Fire Official refusing to grant a modification of this code covering the manner of construction or materials to be used in the erection, alteration or repair of the building or structure.
5.2 The Board shall have exclusive jurisdiction to hear and render final adjudications based on a claim that the true intent of the Building and Fire Prevention Codes or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent form of construction can be used.
5.3 Nothing herein shall be construed to grant or give to the Board the power or authority to alter or change the Building/Fire Prevention, or other related ordinances, which authority is reserved to the governing body.
Article 6. Hearings
6.1 Initiating action before the Board. All action before the Board shall be initiated by a written application for hearing accompanied with a fee in an amount provided in Chapter 212, which shall be filed with the Building Official within 20 days of the receipt of an order from the Building/Fire Official.
6.2 Hearing schedule. The Board will conduct hearings and make decisions. In no instance will a hearing be scheduled later than 20 days from the date of the applicant's request for a hearing, unless the applicant has agreed to an extension of time in writing.
6.3 Notification of hearing.
(a) Whenever a hearing has been scheduled, public notice of each meeting shall be given in a newspaper of general circulation within the community within 24 hours' notice prior to the time of the hearing. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered.
(b) Written notice shall be given to the applicant and any person who has made timely request for such notice.
6.4 Conduct of hearing. The hearing shall be conducted by the Board of Appeals.
6.5 Order of hearing.
(a) Hearing called to order.
(b) Chairman's statement of reason for hearing.
(c) Chairman's statement of parties to hearing.
(d) Identification of other parties who wish to be heard.
(e) Outline of procedures to be followed during hearing.
(f) Applicant's presentation of their case.
(i) Objectors cross-examines applicant's witnesses.
(ii) Board cross-examines applicant's witnesses.
(g) Objector's presentation of their case.
(i) Applicant cross-examines objector's witnesses.
(ii) Board cross-examines objector's witnesses.
(h) Statement of the Building/Fire Official.
(i) Applicant's cross-examination.
(ii) Objector's cross-examination.
(iii) Board's cross-examination.
(i) Other testimony and evidence.
(j) Rebuttal by applicant.
(k) Rebuttal by objectors.
6.6 Records. The Board shall keep a record of the proceedings. The minutes of the meeting and copies of graphic or written material received in evidence shall be made available to any party at cost.
6.7 Parties. The parties to the hearing shall be the municipality, any person affected by the application who has made a timely appearance of record before the Board, and any other person including civic or community organizations permitted to appear by the Board. All persons who wish to be considered parties shall enter appearances in writing on forms provided to the Board for that purpose.
6.8 Representation. All parties shall have the right to be represented by counsel and shall be afforded the opportunity to respond and present evidence and argument, and to cross- examine adverse witnesses on all relevant issues.
(a) For purposes of this subsection, the term "counsel" shall be construed to mean a duly licensed attorney permitted to practice before the Supreme Court of the Commonwealth of Pennsylvania.
(b) Any person other than a duly licensed attorney (including, but not limited to, architects, engineers and developers) shall present a power of attorney or notarized letter executed by the party stating that the person so appearing before the Board is permitted to do so.
6.9 Witnesses. All witnesses shall testify under oath.
6.10 Evidence. The Board shall not be bound by strict rules of evidence, but it may exclude irrelevant, immaterial, incompetent, or unduly repetitious testimony or evidence. The Chairman shall rule on all questions relating to the admissibility of evidence, which may be overruled by a majority of the Board.
6.11 Communication. The Board shall not communicate directly or indirectly, with any party or his representative in connection with any issue involved except upon notice and opportunity for all parties to participate, shall not take notice of any communication, reports, staff memoranda, or other materials except advice from the International Building/Fire Prevention Board of Appeals Solicitor, unless the parties are afforded an opportunity to contest the material so noticed and shall not inspect the site or its surroundings after the commencement of the hearings with any party or his representative unless all parties are given an opportunity to be present.
6.12 Decisions.
(a) The Board shall render a written decision within 30 days after the last hearing before the Board.
(b) The Board shall vote on all matters in public session at the meeting in which evidence is concluded. The Board may deliberate upon any matter in executive session provided that any vote is rendered at a public session within the allotted thirty-day time limit.
(c) All matters shall be decided by roll call vote.
(d) The Board shall modify or reverse the decision of the Building/Fire Official by a concurring vote of three members.
(e) The decision of the Board shall be by resolution. Certified copies shall be furnished to the appellant and to the Building/Fire Official.
(f) No member of the Board shall vote on any matter in which he is personally or financially interested. Said member shall not be counted by the Board in establishing a quorum for such matters.
(g) No member of the Board shall vote on an adjudication of any matter unless he has attended the public hearing thereon.
(h) A copy of the final decision shall be delivered to the applicant personally or mailed to him not later than the day following the date of the decision. The Board shall provide, by mail or otherwise, to all other persons who have filed their name and address with the Board, a copy of the decision.
K. Chapter 1, Section 114.4, is amended by deleting the same and substituting in place thereof:
114.4. Penalties. Any person who shall violate a provision of the ordinance, or who shall fail to comply with any of the requirements thereof or who shall erect, construct, alter or repair a building or structure in violation of an approved plan or directive of the Building Official, or of a permit or certificate issued under the provisions of the ordinance or any amendments thereof shall, upon conviction of a summary offense before any Magisterial District Judge, be sentenced to pay a fine of not less than $500 nor more than $1,000 plus restitution and costs, or in default of payment, to undergo imprisonment in Berks County Prison for a period not exceeding 90 days for each offense. Each day that a violation continues shall be deemed a separate offense.
L. Chapter 1, Section 116, Emergency Measures, is amended by adding:
116.1 Imminent danger. When, in the opinion of the Building Official, there is imminent danger of failure or collapse of a building or structure or any part thereof which endangers life, or when any structure or part of a structure has fallen and life is endangered by the occupation of the building or structure, the Building Official is hereby authorized and empowered to order and require the occupants to vacate the same forthwith. The Building Official shall cause to be posted at each entrance to such structure a notice reading as follows: "This structure is unsafe and its occupancy had been prohibited by the Building Official." It shall be unlawful for any person to enter such structure except for the purpose of making the required repairs or of demolishing the same.
116.2 Temporary safeguards. When, in the opinion of the Building Official, there is imminent danger due to an unsafe condition, the Building Official shall cause the necessary work to be done to render such structure temporarily safe, whether or not the legal procedure herein described has been instituted.
116.3 Closing streets. When necessary for public safety, the Building Official shall temporarily close structures and close, or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being used.
116.4 Emergency repairs. For the purposes of this section, the Building Official shall employ the necessary labor and materials to perform the required work as expeditiously as possible.
116.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid from the Treasury of the jurisdiction on approval of the Building Official. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises where the unsafe structure is or was located.
116.6 Unsafe equipment. Equipment deemed unsafe by the Building Official shall not be operated after the date stated in the notice unless the required repairs or changes have been made and the equipment has been approved, or unless an extension of time has been secured by the Building Official in writing.
116.6.1.1 Authority to seal equipment. In the case of an emergency, the Building Official shall have the authority to seal out of service immediately an unsafe device or equipment regulated by this code.
116.6.2 Unlawful to remove seal. Any device or equipment sealed out of service by the Building Official shall be plainly identified in an approved manner. The identification shall not be tampered with, defaced or removed except by the Building Official and shall indicate the reason for such sealing.
M. Chapter 4, Section 403, High Rise Buildings.
(1) Section 403.1, Applicability, is amended by deleting "75 feet (22,860 mm)" and substituting in place thereof "65 feet."
(2) Section 403.15, Operable windows, is amended by adding: "At least one operable window of at least 20 square feet per 50 linear feet of exterior wall or one twenty- square-foot operable window per each habitable and occupiable room not exceeding 2,000 square feet in area, or whichever is less, shall be provided as approved by the Building/Fire Officials."
N. Chapter 4, Section 404, Atriums.
(1) Section 404.3, Automatic sprinkler system, is amended by deleting "Exceptions."
O. Chapter 9, Section 901, General fire protection systems (new/change of use).
(1) Section 901.6, Supervisory service, is amended by deleting the same and substituting in place thereof:
901.6 Supervisory service. All new and existing fire protection systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
(2) Section 901.6.1, Automatic sprinkler systems, is amended by deleting the same and substituting in place thereof:
901.6.1 Automatic sprinkler systems. All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
(3) Section 901.6.2, Fire alarm systems, is amended by deleting the same and substituting in place thereof:
901.6.2 Fire alarm systems. All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
(4) Section 901.6.3, Group H, is amended by deleting the same and substituting in place thereof:
901.6.3 Group H. All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
P. Section 903, Automatic sprinkler systems (new/change of use).
(1) Section 903.2.14, Use Group "B" Business, is amended by adding:
Throughout all buildings in use Group "B" an automatic fire suppression system shall be provided as follows:
I. When area exceeds 100,000 square feet; or
II. When the total combined area of all floors exceed 1,000 square feet; or
III. When the floor level of the highest story is located more than 30 feet (9,144 mm) above the lowest level of fire department vehicle access.
(2) Section 903.4, Sprinkler system monitoring and alarms, is amended by adding:
All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 71-2002, § 8-2.
(3) Section 903.4.1, Signals, is amended by adding:
All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania State law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
(4) Section 904.3.5, Monitoring, is amended by adding thereto:
NFPA — 2002 Edition, § 8-2.
Q. Section 905, Standpipe systems (new/change of use).
(1) Section 905.11, Standpipe hose valve connections, is amended adding this section:
905.11 Standpipe hose valve connections. At each floor level on the stair tower side there shall be connected to each standpipe not more than five feet above the floor level, a two-and- one-half-inch hose connection with one-and-one-half-inch reducer with chain, cap, valves and threads conforming to the City of Reading Department of Fire and Rescue standards.
R. Section 907, Fire alarm and detection systems (new/change of use).
(1) Section 907.2, Where required, is amended by deleting the words "§ 907.2.23" and substituting in place "§ 907.2.26." This section is amended by adding an additional paragraph which reads as follows:
In all buildings provided with an approved automatic sprinkler system, there shall also be provided a complete manual fire alarm system and an automatic system in all mechanical areas and all means of egress in addition to the automatic detection systems required in
§§ 907.2.10.1 through and including 907.2.25.
(2) Section 907.2.9.1, Group R-2 detection systems - 10 or more dwelling units, is amended by adding:
An automatic fire detection and manual alarm system shall be installed and maintained in mechanical areas and means of egress in all buildings of use group R-2 or 10 or more dwelling units.
(3) Section 907.2.12, High-rise buildings, is amended by deleting "75 feet (22,860 mm)" and substituting in place thereof "65 feet (19,812 mm)."
(4) Section 907.2.12.1, Automatic detection, is amended by deleting the language in Subsection 1 thereof and inserting in place thereof:
In each mechanical room/equipment, electrical, transformer, telephone equipment, elevator, machine room, elevator lobbies or similar room and stair tower, exits, exit access and corridors.
(5) Section 907.2.12.3, Fire Department communication system, shall be amended by adding: "mechanical rooms."
(6) Section 907.2.24, Height and area, is amended by adding this section:
1. All buildings four or more stories in height or more than 30 feet in height or 5,000 square feet or more in area shall have an automatic fire alarm/detection system installed throughout the building, conforming to NFPA 72.
(7) Section 907.2.25, Hazardous areas, is amended by adding this section:
Smoke detectors shall be installed in the following hazardous areas in addition to a fire suppression system: trash rooms, painting rooms, laundry collection rooms, furnace room, boiler room, mechanical/electrical rooms, and rooms of similar use as determined by the Building/Fire Official.
(8) Section 907.2.26, Sprinklered buildings, is amended by adding this section:
In all buildings provided with approved automatic sprinkler systems, a complete manual fire alarm system and an automatic detection system shall be provided in all means of egress and mechanical rooms in addition to the automatic fire detections systems required in §§ 907.2.10.1 through and including 907.2.25.
(9) Section 907.14, Monitoring, is amended by deleting the language therein and inserting in place thereof the following:
All new and existing fire protections systems (manual or automatic fire detection or suppression systems) where required by City or Pennsylvania state law, ordinance or order shall be connected to an approved central station service according to NFPA 72-2002, § 8-2.
S. Chapter 10, Section 1020.1.7, is amended by deleting same and substituting in place thereof:
1020.1.7 Smoke proof enclosures. All exit stairways serving occupants located more than 65 feet above the lowest level of Fire Department vehicle access shall be protected by smokeproof enclosures.
T. Chapter 11 is amended to allow the City of Reading Building Code Official, certified as an accessibility specialist, to perform all accessibility plan reviews and inspections pursuant to
§ 403.141(b) of the Uniform Construction Code.
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A fee as provided in Chapter 212, Fees, shall be charged for all accessibility plan reviews and inspections. [Added 9-12-2011 by Ord. No. 43-201124]
U. Chapter 16, Section 1612.3, is amended by inserting "City of Reading" and "June 11, 2012."
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V. Chapter 30, Section 3004.1, is amended by deleting "Exception No. 1."
W. Chapter 32, Section 3202.2.4, Mechanical equipment, is amended by adding:
3202.2.4 Mechanical equipment. Mechanical equipment projecting into right-of-way area shall have a minimum clearance of seven feet zero inches above the sidewalk and 14 feet zero inches above the public roadway and shall project not more than 14 inches into the right-of- way.
X. Chapter 33, Section 3303, Special Demolition Procedure, Site Improvements and Technical Specifications.
SECTION 3303. SPECIAL DEMOLITION PROCEDURE, SITE IMPROVEMENTS AND TECHNICAL SPECIFICATIONS
I. General scope.
This specification shall require, in addition to actual demolition, the completion of necessary site improvements to insure and provide for the structural soundness and weather-tightness of structures that abut the property limits. Although no specific details or drawings are shown for properties with party and/or independent walls, all work necessary to maintain the aforementioned properties that have party walls or abutting walls, in at least their present condition of repair and appearance and provide structurally sound and adequately weathertight surfaces to new and existing exposed walls is expected to be completed by the contractor. The intent of this specification shall be to provide complete and finished abutting surfaces, and the contractor shall be required to do all work to accomplish this need, whether specifically described or not. Before commencing work, the contractor shall submit his proposed methods for accomplishing the demolitions to the Building Official for approval.
Archways and cellar ways between each building to be demolished and any adjoining building must be retained in at least their present condition.
Any damage done to the adjacent buildings shall be repaired to match the present design of said building.
The complete removal of foundation walls will be required where they are not parts of foundation walls.
Independent walls will be maintained and/or reinforced to insure their structural soundness.
All concrete basements and cellar floors shall be broken up and the debris removed so there is no pooling or trapping of water in the cellar area that might create a drainage nuisance to the adjacent properties that remain standing.
The demolition contractor, before backfilling, shall clean and properly parge adjacent foundation walls from the base of the footer to the proposed finished grade area. Any additional work which may have to be done, once the foundation walls are exposed, to protect adjacent property from any drainage nuisance shall be completed.
If the contractor discovers any unsound condition or abnormal construction technique(s) in any of the adjacent properties, he shall cease all demolitions at once and immediately notify the Building Official. After an inspection is made of the unsound or unusual condition, the Building Official shall make a determination which shall be final and binding on the contractor.
All debris from said demolition of each property shall be removed in their entirety from each project area by the contractor and dumped only at a state-licensed dumping site.
II. Nonemergency demolition.
All nonemergency demolition shall require zoning review prior to issuance of an City permit.
III. Permits.
All permits necessary to complete the work shall be properly obtained from the City. No work shall begin without such permits. Any violation of the permit provision may result in prosecution of the contractor by the City of Reading.
IV. Utilities.
A. General. The contractor must insure that all utilities have been turned off, disconnected, capped, and backfilled prior to starting general demolition. Fill shall be PennDOT 3A Modified Stone.
B. Electricity, telephone, gas. The affected utility company is responsible for severing service to the building to be demolished and for closing any street or sidewalk openings caused by such work. The demolition contractor shall provide affected utilities with a written notice informing them of the locations of all buildings scheduled for demolition. All utility services to the buildings shall be completely and properly abandoned by the appropriate utility companies before any demolition work begins. All demolition work shall be performed in a manner that will preserve, in proper operating condition, all active utilities abutting each demolition site. On partial demolitions, the contractor shall engage a licensed electrician to cut electricity.
C. Water. All of the water cutoffs will be accomplished prior to demolition and paid for in full by the contractor.
D. Sewer. All sewer and drainage systems shall be disconnected at the curb or property line (and the lateral properly sealed by the contractor) before any demolition starts. The permit required for each sewer seal must be obtained from the Building Official by a master plumber who is registered to work in the City of Reading. The excavation for the sanitary sewer lateral may be performed with power tools to a depth that will expose the sewer drain. From that point, all excavation and removal of pipe shall be done by hand.
The pipe shall be removed to the street side of the running trap by the City of Reading registered plumber, and the opening capped. After inspection and approval by the Plumbing Inspector, backfilling shall be made in eight-inch compacted layers with a pneumatic tamp to prevent settlement of the trench. On partial demolitions, no water or sanitary line cutoffs are necessary.
V. Extermination.
In accordance with City Bill No. 37, a certificate of proof of extermination for work performed by a qualified exterminator shall be obtained by the contractor. The contractor must allow a minimum of four days to elapse after baiting for rodent control before the sealing of any sanitary sewer is undertaken, if the building is sewer connected.
VI. Cutoff cards.
Abandonment or proof-of-service cards shall be obtained from water, gas, electric, telephone, and TV cable utilities. These cards and sewer capping permits must be submitted to and approved by the Building Official located in Room 1-30, City Hall, Reading, Pennsylvania, prior to the start of demolition.
VII. Demolition permits.
Upon submission of proof of the above-mentioned compliances, the Building Official will issue the demolition permit(s) to the contractor only. Immediately after receiving the permit(s), the contractor shall make out a check made payable to the City of Reading in the full amount of said permit(s) and give it to the City Treasurer Office. The demolition permit(s) shall then be marked "Paid in Full" and dated. At that time, demolition shall proceed as soon as possible.
VIII. Traffic control.
The contractor shall place around the demolition area such barriers, barricades, lights and other signs as shall be necessary for the protection of the public and the proper control of traffic. Whenever possible, demolition trucks and/or equipment should avoid using streets where homes are still occupied.
IX. Codes.
Chapter 17, all sections and all subsections, of the 2009 International Building Code shall be strictly adhered to by the contractor and any subcontractor.
X. Projection completion.
The demolition contractor will contact the City Building Code Official for each property demolished after all work has been completed on that property. The Building Official will then inspect the work and determine if said work has been done in accordance with the technical specifications for each property. If the Building Official approves the work, he will sign off on the demolition permit.
TECHNICAL SPECIFICATIONS
I. Scope.
In accordance with the City of Reading Building Code, 2009 International Building Code, with amendments, Ord. No. 78-2009, Section 3303, the work required under this contract shall include the furnishing, by the contractor, of all labor, material, equipment, tools and services required to completely demolish:
NOTE 1:
After all of the debris has been removed, the demolition area shall be inspected by the Engineer, and given his approval, fill shall then be installed in twelve-inch compacted layers to the finish grade.
The finish grade area shall be carefully sloped so that maximum protection will be afforded adjacent properties with regard to drainage nuisances.
All fill material used shall be free from glass, metal, wood, organic, or combustible material.
A. Hazard material abatement.
Due to structural failure and unsafe condition of the aforementioned properties, no interior walkthrough inspection will be allowed. All contractors be aware the possibility that asbestos may be present and must follow the Pennsylvania Statutes and Regulations Administered by the Department of Environmental Protection listed in Section VIII, Supplementary General Conditions, Federal and State Statutes.
Any and all work pertaining to a historically significant property located within a designated district must be performed in accordance with guidelines for rehabilitating historic buildings.
B. Brick work.
i) Scope. The exposed brick walls or concrete walls abutting the properties shall all remain.
ii) Material. Brick used shall be common, red, hard-burned shale brick, and shall be laid up in common running bond. Courses shall be laid plumb, level and square. Cold weather precautions shall be adhered to, and accepted engineering practices shall prevail such as the use of re-tempered mortar, calcium chloride, proper concern for rising and falling temperatures, mortar mixtures, etc.
A header course shall be installed every seventh course.
Brick patching of joist holes and corner wall toothing shall be done in a neat manner, with watertight concave joints in a full bed of mortar. Care shall be taken not to break existing brick where they are exposed to view; these exposed bricks, if broken, shall be properly replaced. Existing chimneys shall be repaired as required, to provide a tight, draft-producing facility. The contractor will be held entirely responsible for the condition of finished work.
C. Stucco.
i) Scope. Prior to commencing stuccoing, the contractor shall remove all the plaster and any other material from the existing exposed walls to provide a clean surface for the application of stucco.
Work shall consist of toothing out and patching the remaining standing party walls of the above-mentioned buildings. This patching shall consist of patching joist holes and any other openings in the party walls which may be uncovered during the demolition and after the removal of the plaster. Permastone or stucco that is damaged on the remaining abutting buildings shall be repaired as close as possible to meet their present design.
Once the plaster has been removed from the exposed party wall(s) of the aforementioned buildings and the toothing out and patching is complete, the walls shall then be covered with an approved metal lath and three coats of approved exterior cement sand plaster. Expansion joints must be installed horizontally and vertically, not to exceed 600 square feet.
Section 2501.1 of the 2009 International Building Code, as amended by the City of Reading, and all subsections, shall be strictly adhered to.
ii) Materials. The portion of the walls to be stuccoed shall be covered with an approved galvanized metal lath, equal to 3.4 pounds, per square yard. The metal lath shall be nailed with galvanized nails. The contractor shall install galvanized steel or zinc- leveled edge expansion flange to stop stucco at front, back and top of the wall.
Mortar shall be mixed in the proportion of the 100 pounds of Portland cement to 250 pounds of sand, to which shall be added an approved water repellent such as 2 1/2 quarts of Ipanex®, or its approved equal, to each coat of mortar that is applied.
Sand shall be washed bar sand conforming with the requirement of ASTM Specification C35 and C897.
Ipanex® shall be as manufactured by IPA Systems, Inc., 2745 North Amber Street, Philadelphia, Pennsylvania 19134, or approved equal.
Finish stucco mortar shall be soft gray or cement gray in color unless an alternate color is approved by the Engineer for aesthetic purposes. An accelerator such as calcium chloride will be permitted in quantities not to exceed 2% by weight.
iii) Application. After the party or independent walls are exposed and properly prepared with regard to all openings, chimneys and any other holes or projections, scaffolding shall be erected and the plaster removed from the walls to provide a clean prepared surface for the application of stucco. Upon these surfaces, galvanized metal lath shall be installed with galvanized nails, twelve-inch on center. The metal lath shall be lapped at least one inch in each direction, and the joints of the metal lath shall be staggered. The wall shall then be moistened and two successive coats of mortar applied for a total thickness of at least one inch. The first coat (base or scratch coat) shall be applied to the dampened surface and shall be not less than 3/8 of an inch thick. The base coat shall be applied with sufficient pressure, and the stucco shall be sufficiently plastic to provide a good bond to the masonry surface. The base coat shall be scored with a metal scariffer and be allowed to dry or temper for approximately two days.
The wetness of the base coat shall be sufficient to control suction, another two days shall pass between the time the brown coat and the time the final or finish coat is applied. The final coat shall be a smooth or sand finish. The final coat shall be kept moist for three days. All precautions for cold weather applications shall be strictly adhered to. The stucco shall extend from the top of the existing asphaltic damproofing at the basement level to the underside of the roof flashing. The final coat shall be either a float finish or a fine pushup finish. The contractor shall spray a silicon waterproofing material over the finish coat of stucco after waiting a minimum of 24 hours for the finish coat to dry.
Areas on adjoining party walls that do not abut must also be stuccoed according to the technical specifications.
All necessary steps must be taken by the contractor to insure a watertight stuccoed wall. Expansion joints shall be inserted into the party walls to be stuccoed so as to divide the wall into four equal sections vertically and horizontally.
The contractor or his subcontractor shall have available at all times sufficient stuccoing crews in order to comply with the provisions of this contract on a timely basis.
The contractor shall maintain each site in a neat condition and upon completion shall clean up each site leaving same in as good a condition as existed at the start of his work.
D. Carpentry.
i) Scope. Carpentry work shall cover all phases of rough and finish carpentry required to provide complete, first-class weathertight structures abutting the demolition area, and shall include, but not be limited to, the cutting back of joists, the removal of roofing, sheathing, rafter, cornice, barge boards and similar items of finish work.
ii) Materials. Framing lumber and blocking shall be construction grade for meeting the grading standards of the West Coast Lumberman's Association.
Trim lumber, such as fascia, barge boards and finish cornice, shall be No. 2 white pine, graded according to Western White Pine Association. Plywood shall be 5/8-inch exterior grade (Marine) plywood Construction Grade One according to American Plywood Association.
iii) Construction. Rough framing and finish work shall be done in a first-class manner.
The nailing schedule in § 2304.9 and Table 2304.9.1 of the 2009 International Building Code shall be strictly adhered to. After any frame buildings are demolished and the abutting frame walls exposed jack studs shall be installed where necessary to provide adequate blocking for the installation of the plywood. Fascia and cornice ends shall be installed where necessary to provide weathertight structures.
Any trim work associated with this wall completion must be completed as per specs.
E. Roofing and flashing.
i) Scope. There are various types of roofing requiring reconstruction. Roofing shall, in all cases, be extended to present an extension of the existing roof, properly flashed and caulked with an elastic caulking material or roofing cement as appropriate.
ii) Materials. Existing roof covering materials, in most cases, cannot be properly identified. However, where interlocking shingles are found, the same type of shingles with the closest color match shall be used; other materials to match existing roofing construction, as close as is practically possible, shall be furnished and placed.
Roll roofing paper shall be placed as a base cover for all roofing that is damaged and must be replaced; the roll roofing shall be thirty-pound felt, properly lapped and nailed.
Flashing shall be 16 gauge aluminum roll flashing or drip edge flashing, and shall extend continuously along the edge of the wall or roof, securely nailed and the splices coated with asphaltic roof cement.
iii) Construction. After all carpentry repairs have been completed, the roof areas shall be covered with thirty-pound felt with edges lapped and nailed. Aluminum flashing shall be extended around the roof edge and bent over the face of the wall, a reasonable and proper distance or drip edge shall be installed, whichever is proper for a particular situation. Where any openings appear, they shall be mucked with an asphalt roofing cement and the finish roofing applied.
The box gutters, where they have been disturbed or extended, shall be constructed with sheet metal, with all joints soldered and the surface given a coat of high-quality roofing paint. The color of the paint shall conform as close as possible to the existing color of the undisturbed roof.
The rain conductors that are remaining shall be extended from the pavement area to the roof area. The joints shall be soldered or riveted and held in place with standoffs and drives.
All seam or joints between wood framing and masonry joints shall be caulked with a color-matching elastic caulking compound such as Butyl or Thiokol® or its approved equal.
F. Paint.
All exposed wood surfaces shall be given two coats of paint with first-class Glidden® or equivalent exterior paint, or an approved equal, in addition to a previous primer. All knots shall be shellacked between the primer and the first coat.
G. Cleanup.
All sites.
Upon completion of all work items, the contractor shall clean up and remove from the site all debris, excess material, tools and equipment in preparation for final inspection. The City shall be informed when these preparations have been made and the premises are ready for such inspection.
Due to the fact that several areas of the adjacent properties could not be inspected, any conditions that are not mentioned in the specifications that are necessary to complete a job which is satisfactory to the Engineer in every way shall be done at no cost to the City of Reading.
H. Mechanical improvements - not applicable.
I. Backfilling and grading.
The lot shall be graded in such manner that no ponding of water shall occur and at no time shall any water drain onto the back, front, or sides of adjacent properties. All outside steps shall be removed from the properties to be demolished. Sidewalk at rear of property to be removed. All concrete basement floors shall be punched open as to allow for water drainage and nonponding of water. After all debris has been removed and the demolition area inspected by the Engineer, all excavations shall be backfilled, with clean fill, such as fine-crushed shale or its approved equivalent, in twelve-inch compacted layers, i.e., free from glass, metal, wood, organic or combustible material. Each area will then be spread four inches over with 2A Modified Stone.
J. Parging.
i) Scope. After demolition and proper cleaning out of the cellar areas of:
The foundation walls of the above-mentioned adjacent properties are exposed, they shall be cleaned of loose dirt, lime white wash, or any other debris on the walls as much as is practically possible. The adjacent foundation walls shall be properly cemented parged from the base of the footer to the proposed finished grade area.
ii) Then the cement shall be applied and left to dry for at least one day. Then a foundation sealer shall be applied and left to dry for an additional day.
iii) Materials. The damp-proofing shall be done with a number one grade foundation coating which is impervious to water.
iv) After the second coat is properly dried, the cellar areas of the above-mentioned properties shall be properly backfilled to the proposed finish grade, only after being inspected by the Engineer.
Any additional work which may have to be done when the foundation walls are exposed which is necessary to protect the adjacent property(ies) from any drainage nuisance shall be paid for entirely by the demolition contractor.
Intent. The intent of this section on parging of foundation walls is to prevent moisture from oozing through the foundation walls of the remaining adjacent properties.
The responsibility to see that this parging is done completely and satisfactorily in every respect, whether specifically described or not, will be the obligation of the successful contractor.
The City of Reading and its employees shall be held harmless and relieved from any responsibility whatsoever by the contractor from lawsuits, etc., regarding damage of any kind to adjacent properties.
K. Sidewalks and curbs.
These properties require the sewer and water lines to be cut off at the street and then patch in two sidewalk squares measuring approximately four feet by four feet each.
It is the intent of this provision of the contract that all existing sidewalks and curbing abutting the structures being demolished shall be left in at least their present condition of repair and appearance. Once demolition and site clearance have been accomplished, any sidewalks and curbing damaged beyond present condition shall be repaired, if necessary, in conformance with standards adopted by the City of Reading, as determined by the Engineer for this contract. Any openings in the pavement of properties to be demolished shall be filled in with 2A modified stone and a layer of four inches of concrete applied on top, flush with level of existing sidewalk.
L. Trees - not applicable.
M. Grocer's alley.
The party wall abutting the grocer's alley shall be left standing in order to retain the cellarway between the two properties. A roof shall be constructed over the grocer's alley in such manner that it conforms with the roofing and flashing requirements of Section D, Technical Specifications. The roof shall be constructed with a slope which assures proper runoff. The cement walk in the grocer's alley shall be repaired or replaced as necessary as per the project engineer. Some attention to existing stress cracks may warrant tiebacks or pinning to be installed.
N. Chimneys.
Where party chimneys exist, the brick in the entire chimney shall be repaired so as to assure weather-tightness, and then the entire chimney stuccoed as per the stucco specifications in Section C.
O. Reinforcing rods.
When demolition under this contract involves properties with party walls, then the contractor shall reinforce the structural stability of all party walls as follows: run all 3/4-inch threaded steel-reinforcing rods through a minimum of three floor joists, or attach the rods to the floor joists by hanger, a distance of every four feet apart at the second and third floor levels. Solid blocking shall be placed in between each joist that is tied with reinforcing rods; eight-inch-by-eight-inch fishplates shall be installed on both ends of all reinforcing rods. All installations must be inspected and approved by the Engineer prior to closing up wall or floor area.
P. Asbestos - See Section A, Hazard material abatement.
Q. Garage - not applicable.
R. Fencing.
Fencing requirements will be determined at the on-site inspections of the pre-bid.
S. Party wall - not applicable.
T. Fire escape - not applicable.
V. Securing of demolition site.
The contractor shall demolish the structure in a safe and suitable manner to the general public. The site must be secured from public entry by a six-foot to eight-foot high chain- link fence or solid barrier as approved by the Building Inspector.
W. DEP and EPA approvals.
Contractor is responsible to obtain all DEP and EPA permits at contractor's expense.
Y. Chapter 34, Section 3410.2. Insert "1978."
20. Editor's Note: Added during codification (see Ch. 1, General Provisions, Part 2).
21. Editor's Note: Amended during codification (see Ch. 1, General Provisions, Part 2).
22. Editor's Note: See 65 Pa.C.S. § 701 et seq.
23. Editor's Note: See 35 P.S. § 7210.141(b).
24. Editor's Note: Amended during codification (see Ch. 1, General Provisions, Part 2).
25. Editor's Note: Amended during codification (see Ch. 1, General Provisions, Part 2).