The following sections or subsections of the OBOA/CABO One, Two and Three Family Dwelling Code are modified, and enacted as modified, for the Seven Hills Building Code.
301.7 SURFACE DRAINAGE.
(a) Grading or Filling. No person shall commence the construction or erection of any building or dwelling or obtain a permit therefor without first making application in writing to the Commissioner of Buildings on a form furnished by him, to have the Commissioner of Buildings establish the elevation of the first floor joist plate of the proposed building or dwelling, and the grade of the lot or land on which it is constructed. The Commissioner of Buildings shall be notified when the first floor joist plate has been installed to original ground grade as set, and shall perform a recheck of such elevation within forty-eight hours after such notice. No further work shall be commenced on the building or dwelling until such recheck has been completed by the Commissioner of Building. The elevation of the first floor plate shall not be in excess of twenty-eight inches above the highest finished yard grade as set by the Commissioner of Buildings. The Commissioner of Buildings shall set yard grades at the two front house corners, and such grades shall be established by taking into consideration:
(1) Grade of the street as existing and/or proposed;
(2) Grade and/or contour of the lot or land in question and adjacent property;
(3) Setback of the proposed building or dwelling; and
(4) Such other factors as the Commissioner of Buildings deems necessary in conformity with good construction and engineering practice.
(b) Retaining Walls. The owner or possessor of any lot or land, who fills a lot so that the surface of the same is above the established grade of the street, streets, or alleys upon which such lot or land abuts, and above the existing surface of any adjoining lot or land abuts, and above the existing surface of any adjoining lot or land shall at his own expense, build such retaining walls as may be required to protect properly all adjoining property from damage on account of such fill.
(1) If retaining walls are constructed, no parts thereof should exceed two feet in height and the design and installation of the same shall be subject to the approval of the Commissioner of Buildings.
(2) In addition to the retaining walls, the owner or possessor of such lot or land shall also construct at his expense and on his lot or land adequate drainage for surface waters consisting of farm drain tile, or the French type of drain covered with slag, if suitable, so as to protect all adjoining property from surface waters on account of such fill.
(3) If, however, it is determined by the Commissioner of Buildings, that a drain will provide suitable protection against surface water, same should be of farm drain tile construction or French type drain made of slag, either of which should be laid at the junction of adjoining property and should drain into the nearest outlet.
(4) The Commissioner of Buildings must approve every installation for drainage required by this chapter.
(c) Positive Drainage. Positive drainage shall be provided for each lot or plot by proper draining so that a nuisance will not be created. Catch basins, yard drains or properly connected under drains shall be installed, or other approved provisions made where water may pocket, to preclude the accumulation of surface water. The Commissioner of Buildings shall determine in all cases the necessity for such catch basins, yard drains or under drains. The plot plan of the sublot involved shall be reviewed by the Commissioner of Buildings at the time an application for a building permit is made, and such Commissioner of Buildings shall cause to be marked thereon the required drainage system for such lot as, in his determination, will probably control the surface waters of such lot. Such drainage system and yard drains shall be constructed and installed at the same time as the foundation of the structure is constructed. Regrading shall be done so that existing natural ground drainage of the surrounding area shall not be impeded. The Commissioner of Buildings may adopt rules or plans for the drainage of lots or plots, which rules or plan shall be followed by the owner, unless permission for deviation is given by the Sewers, Sanitation, Public Health and Water Committees of Council. When a lot or plot is graded to a higher or lower level than the natural grade on an adjacent property, the owner of such lot or plot shall provide suitable slopes or retaining walls or other protection approved by the Commissioner of Buildings on his own property, to preserve the natural slope or surface elevation of such property.
301.7 MINIMUM AREA OF DWELLING HOUSE.
AREA OF FIRST FLOOR OF RANCH TYPE DWELLING HOUSE.
(a) No person shall construct or erect a ranch type dwelling house or residence having less than 1300 square feet of living area on the first floor.
(b) In the case of a basementless ranch type dwelling house or residence, no person shall construct or erect one having less than 1700 square feet of living area on the first floor.
FLOOR AREA, SPLIT LEVEL AND COLONIAL.
The following building construction standards for floor area space for colonial style and split level style dwelling houses are adopted for the City:
(a) Two-story colonial style with basement.
First floor - 900 square feet Second floor - 900 square feet |
The 1800 square feet required above does not include porches, garages, breezeways or miscellaneous rooms.
(b) Two-story colonial style without basement.
First floor - 1000 square feet Second floor - 1000 square feet |
The 2000 square feet required above does not include porches, garages, breezeways or miscellaneous rooms.
(c) Split-level style:
A total of 1800 square feet of living area is required. This required living area does not include porches, garages, breezeways or miscellaneous rooms. The maximum first floor height shall be forty-two inches (42") from grade, as set by the Engineer of the City to the top of the “plate”.
301.8 CONCRETE DRIVEWAYS. Concrete driveways shall be reinforced with wire mesh six inches by six inches and ten gauge wire. Grade for concrete driveways shall be set by the Building Commissioner of the City. A permit shall be charged therefor to be paid to the Building Department for follow up inspection.
304.2 CELLAR AND BASEMENT OCCUPANCY. No room or space in any cellar shall be used for sleeping purposes. No room in any basement shall be occupied as a habitable room if a finished floor at a required window is more than three feet six inches (3' 6") (forty-two inches) below the finished grade at the window. A recreation room in the cellar shall not be considered as a habitable room.
(Ord. 67-1998. Passed 7-27-98.)
409.3 CRAWL SPACE.
(c) Weed barrier shall be installed under all decks and porches. Barrier shall be secured by minimum of two inches (2") of gravel or other means.
(Ord. 40-2005. Passed 5-3-05.)
409.5 BASEMENTLESS SPACE.
(a) Ground level shall be at least eighteen inches (18") below bottom of floor joists and girders. Where it is necessary to provide access for general maintenance or repair to piping in the under floor space, the ground level shall be not less than two feet (2') below bottom of joint. All debris, sod, tree stumps, and other organic material shall be removed from such basementless spaces and a smooth surface provided, free of undrained pockets.
(b) Crawl Spaces. Where a crawl space is provided under any basementless portion of a building or dwelling, the floor of such crawl space shall be covered with at least two inches (2") of concrete.
301.2A FOUNDATION DEPTH.
(a) Except when on rock and except for one-story frame structures, the footings or foundation of every dwelling shall be carried down not less than forty-two inches (42") below an adjoining surface exposed to freezing. The footings or foundation of wood frame or light metal buildings, not exceeding 650 square feet in area, need not be carried down to more than eighteen inches (18") below an adjoining surface exposed to freezing. In cases of garages, the footings or foundation shall be carried through the entire width of the door to doors to a depth of forty- two inches (42"). (Ord. 67-1998. Passed 7-27-98.)
405.1 CONCRETE OR MASONRY FOUNDATIONS. Drains shall be provided around all concrete or masonry dwelling foundations. Drainage tiles, gravel or crushed stone drains, perforated pipe or other approved systems or materials shall be installed at or below the area to be protected and shall discharge by gravity or mechanical means into an approved drainage system. Gravel or crushed stone drains shall extend at least 1 foot (305mm) beyond the outside edge of the footing and 6 inches (153mm) above the top of the footing and be covered with an approved filter membrane material. The top of open joints of drain tiles shall be protected with strips of building paper, and the drainage tiles or perforated pipe shall be placed on a minimum of 2 inches (51mm) of washed gravel or crushed rock at least one sieve size larger than the tile joint opening or perforation and covered with not less than 6 inches (153mm) of the same material.
(Ord. 39-2005. Passed 5-3-05.)
604.1a MATCHING BRICK. When additions are being made to or repairs of existing brick structures, matching brick must be used to blend as closely as possible with reference to color and texture of existing brick.
319.1a INSULATION REQUIREMENTS OF DWELLING STRUCTURE. Every new dwelling structure, or any new addition to a dwelling structure, shall have properly installed thermal insulation, in compliance with State of Ohio R.C. 3781.21 . Effective 7-l- 95, a "Prescriptive Package Worksheet" must be executed and approved by the Building Commissioner or his designated representative.
309.4 GARAGE DRAINAGE. There shall be at least one drain inlet serving a garage. Where driveway slopes down toward the garage, there shall be a low spot in the driveway grade not less than three feet (3') outside garage door with a transverse grating, whose top is not less than six inches (6") below the garage floor.
309.05 DETACHED GARAGES. Frame garages may be built on a concrete slab, not less than four-inches (4") thick, reinforced slab with steel mesh weighing not less than forty (40) pounds per 100 square feet or equivalent reinforcement turned up into a six-inch (6") width curb, eight inches (8") high above finished grade to form a wall foundation.
309.6 GARAGES AND CARPORTS. Attached or within ten feet (10') of dwelling.
(a) Construction Requirements.
1. The garage side of attached a built-in garages and those parts of walls, floors and ceilings within ten feet (10') of the dwelling on any side shall be completely separated from the residence and its attic area by means of 5/8-inch (15.9 mm) gypsum board applied to the garage side.
401.3A STORM DRAINAGE.
(a) Collected and rained to storm sewer. Roofs and paved areas, yards, courts, and open shafts, and every open excavation or part of a lot or premises where water accumulates shall be drained into a storm sewer.
(Ord. 67-1998. Passed 7-27-98.)
602.10 SILL PLATE ANCHORAGE.
(a) Anchorage. Wall sills shall be anchored to foundation walls within twelve inches (12") of corners and at intermediate intervals of not more than six feet (6'0") with one-half inch (½") bolts embedded in the masonry foundation. The head of the anchor bolt shall have a two- inch (2") washer embedded not less than the following:
1. Six inches (6") in plain or reinforced concrete;
2. Ten inches (10") in brick masonry, and
3. Fifteen inches (15") in concrete block masonry.
At least two anchor bolts shall be placed in each sill piece.
(b) Alternate Anchorage. In lieu of the one-half inch (½") anchor bolts, the Building Official will accept other methods of anchorage that have been shown by tests to be equivalent. When properly installed, the Building Official may accept hardened steel studs driven into the masonry by powder actuated tools. Such powder actuated steel studs shall be spaced not more than four feet (4') o.c., with not less than two studs in each sill piece.
(Ord. 77-1998. Passed 9-28-98.)
320.2.3 APPLICATION. Articles 320.2 Townhouses, 320.2.1. Continuity and 320.2.2 Parapets shall apply to all multi-family common wall structures, including Condominiums, Senior Cluster Units, Tenements, Row Houses, and similar structures.
(Ord. 20-1999. Passed 3-22-99.)
402.3 MATERIALS. All concrete footer sections shall contain a minimum of 2 ½" reinforcing bars. Pre-formed bends shall be placed at each corner of the footer, pieces with a minimum length of 2 foot (2'0") each side of bend shall be used. Iron tie wire shall be used to lap splice the reinforcing bars to form two (2) complete loops within the footer. (Ord. 42-1999. Passed 7-26-99.)