Explanation
BACKGROUND:
The Columbus Building Code, also known as Title 41 of the Columbus City Codes, adopts models codes for the basis of regulating the construction industry. These statewide model codes are further amended and supplemented, when allowed by the state regulations, by local code changes to deal with local conditions and issues. These statewide model codes are updated and republished periodically, resulting in the need to make modifications and corrections to the sections of the Columbus Building Code that adopt and further modify these codes.
This ordinance purposefully addresses updates and corrects for inconsistencies in those local code sections that adopt and make local adjustments to the Ohio Building Code (OBC) and the Residential Code of Ohio For One-, Two- and Three-Family Dwellings (RCO) so that correct implementation of these statewide model codes is assured. The OBC, promulgated and amended by the State of Ohio, Board of Building standards, regulates and will continue to regulate on a statewide basis all construction activity for all buildings and structures except for one-, two- and three-family dwellings. The RCO, promulgated and amended by the State of Ohio, Board of Building standards, will replace all prior model codes on a statewide basis for one-, two- and three-family dwellings. Additionally, several sections of the Columbus Building Code that provide for local amendments of these adopted model codes, have become outdated or are in now in conflict with statewide standards. These outdated or conflicting code sections need to be deleted or updated so as to properly reflect the requirements of the current statewide model codes and local requirements.
After public notice a public hearing was held on September 20, 2005, at which time the Building Commission approved these code changes and recommended their adoption by City Council.
FISCAL IMPACT:
No funding is required for this legislation.
Title
To amend various sections of Chapters 4103, 4113, 4117, 4123, 4125, and 4127 of the Columbus Building Code, Title 41, in order to adopt the most recent version of the Ohio Building Code and the newly promulgated statewide Residential Code of Ohio and to make local adjustments to accommodate these new model codes.
Body
WHEREAS, the Columbus Building Code, also known as Title 41 of the Columbus City Codes, adopts models codes for the basis of regulating the construction industry; and
WHEREAS, these statewide model codes are further amended and supplemented, when allowed by the state regulations, by local code changes to deal with local conditions and issues; and
WHEREAS, these statewide model codes are updated and republished periodically, resulting in the need to make modifications and corrections to the sections of the Columbus Building Code that adopt and further modify these codes ;and
WHEREAS, this ordinance purposefully addresses updates and corrects for inconsistencies in those local code sections that adopt and make local adjustments to the Ohio Building Code (OBC) and the Residential Code of Ohio For One-, Two- and Three-Family Dwellings (RCO) so that correct implementation of these statewide model codes is assured; and
WHEREAS, the OBC, promulgated and amended by the State of Ohio, Board of Building standards, regulates and will continue to regulate on a statewide basis all construction activity for all buildings and structures except for one-, two- and three-family dwellings; and
WHEREAS, the RCO, promulgated and amended by the State of Ohio, Board of Building standards, will replace all prior model codes on a statewide basis for one-, two- and three-family dwellings; and
WHEREAS, additionally, several sections of the Columbus Building Code that provide for local amendments of these adopted model codes, have become outdated or are in now in conflict with statewide standards; and
WHEREAS, these outdated or conflicting code sections need to be deleted or updated so as to properly reflect the requirements of the current statewide model codes and local requirements; and
WHEREAS, after public notice a public hearing was held on September 20, 2005, at which time the Building Commission approved these code changes and recommended their adoption by City Council; now, therefore
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
Section 1. That Columbus City Codes, 1959, are hereby supplemented by the enactment of new section 4103.02, reading as follows:
4103.02 Scope
New buildings and structures hereafter erected in the City and buildings and structures moved into or within the City shall conform to the requirements of this Building Code including the requirements of the model codes hereby adopted. No person shall maintain or permit the continuation of any use and/or occupancy unless it is in conformity with this building code.
Additions, alterations, repairs, and changes of use or occupancy in all existing buildings and structures shall comply with the provisions for new buildings and structures except as otherwise provided for in this Building Code and the model codes thereby adopted.
As defined in this code, the term "building" shall include the term "structure" in the Columbus Building Code.
Where, in any specific case, different sections of this Building Code specify different materials, methods of construction, or other requirements, the most restrictive shall govern.
Section 2. That Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4103.03, reading as follows:
4103.03 Building Codes incorporated.
(A) Incorporated. The Ohio Building Code (OBC), as designated and set forth in the Ohio Administrative Code (OAC) Chapters 4101:1-1 to 4101:1-35 and all amendments, additions, deletions, and/or substitutions thereto as adopted by the state of Ohio Board of Building Standards, is incorporated fully as if set out at length herein. This model code is frequently referred to herein as the OBC and shall apply to all structures governed by the OBC. The OBC includes all related codes and standards for electrical, mechanical, plumbing, elevator, fire prevention, and boiler systems.
OBC adopted standards are, but not limited to, the Ohio Mechanical Code (OAC Chapters 4101:2-1 to 4101:2-15); the Ohio Plumbing Code (OAC Chapters 4101:3-1 to 4101:3-13); the Ohio Elevator Code (OAC Chapters 4101:5-1 to 4101:5-3); the Ohio Fire Code (1301:7-1 to 1301:7-7); and the Ohio Boiler Code (OAC Chapters 4101:4-1 to 4101:4-17).
(B) Incorporated. The Residential Code of Ohio for One-, Two- and Three Family Dwellings (RCO) as adopted, and/or as republished from time to time, by the Ohio Board of Building Standards (OBBS) of the State of Ohio, Department of Commerce, and Division of Industrial Compliance, shall be in full force and effect. This code includes, but not limited to, all related codes and standards for electrical, mechanical (HVAC), refrigeration, hydronic, and plumbing systems. The provisions of this RCO shall apply to all buildings and structures governed under the provisions of the OBBS - Residential Code of Ohio (RCO).
Section 3. That existing Section 4103.14 of the Columbus City Codes, 1959, is hereby amended to read as follows:
4103.14 Fees and assessments.
(A) Council shall, by ordinance, establish and periodically adjust the fees for all types of applications, licenses, and permits provided by the Department, hereinafter referred to as the "Fee Schedule," for the purpose of defraying the costs of providing service thereunder, conducting inspections, preparing necessary documents, keeping records, and other related work. The fee in effect on the date of receipt of any application shall be the fee charged.
(B) In accordance with the provisions of C.C. 121.05, the Director shall set the charge to be made for administrative services reasonably in line with the cost of providing such services and revise same as necessary when such administrative costs change. Administrative service fees which are hereby authorized shall include, but not necessarily be limited to charges for making copies, searching records, setting up a customer's account,; handling electronic mail,; preparing special reports, and making microfilm copies. The charges so set shall be published in the City Bulletin and become effective on the tenth day following such publication.
(C) Any person desiring to do or cause to be done anything for which a license registration, permit, or variance is required by this Building Code, shall upon application or prior to issuance pay to the department through the cashier the fee prescribed by the then current fee schedule. The fee schedule shall be posted in the offices of the Department and shall be made available upon request.
(D) An application or service request by a city employee or official for the benefit of the city, shall require no fee or service charge.
(E) All fees and service charges shall be paid to the city treasurer for deposit in the Development Service Special Revenue Fund.
(F) The fee schedule may contain unique definitions and specific fees based on variants of codified applications as may be necessary to fully implement the requirements of this building code and/or other services the Department makes available for its application.
(G) Pursuant to Substitute Senate Bill No. 359, the The division Department shall collect on behalf of the Ohio Department of Industrial Relations Commerce, Division of Industrial Compliance, Ohio Board of Building Standards (OBBS), an assessment equal to the percentage prescribed in the Ohio Revised Code (ORC) three (3) percent of fees for acceptance and approval of plans and specifications and for making inspections pursuant to Ohio Revised Code 3781.102(F). Said assessments shall be paid to the city treasurer daily for deposit in the OBBS Assessment Fee Fund.
(1) Such assessment shall apply to fees for any new building, addition, alteration, fire protection equipment, plumbing, electrical, sign, demolition, relocated structure, tent, air-supported structure, swimming pool, awning, canopy, fence over six (6) feet (1829 mm) high, retaining wall, or industrialized unit.
(2) However, the assessment shall not apply to fees for excavation, site work, street barricades/blocking, parking lots, agricultural buildings, fences under six (6) feet high, zoning, and maintenance and repair work specifically exempted from approval by the building code, or one (1), two (2) or three (3) family dwellings (other than industrialized units).
(3) The chief building official shall report on the prescribed form and remit monthly, by check, the amount of the assessments collected on behalf of the board OBBS not later than sixty (60) days following the end of each month in which the fees are collected.
(4) The city treasurer shall issue the city's check for such assessments collected during said month payable to the treasurer of the state of Ohio from the OBBS Assessment Payment Fund.
(5) The assessments so collected and remitted shall be used for operating costs of the board of building standards and for providing services, including educational programs, for certified building departments.
Section 4. That existing Section 4113.35 of the Columbus City Codes, 1959, is hereby amended to read as follows:
4113.35 Occupancy load sign plan review.
(A) Every room or space that is an assembly or education occupancy shall have the occupant load of the room or space posted in compliance with the Ohio Building Code.
(B) A plan is required to be submitted for each assembly or education area for review in order to obtain an occupancy load determination. The fee for occupancy load sign determination shall be as prescribed in the fee schedule.
(C) The information required to appear on the occupant load sign shall be determined by the Chief Building Official. Such information shall be recorded in an indelible manner in accordance with the design approved by the Chief Building Official.
(D) Replacement of posted signs. All occupancy load signs for posting shall be furnished by the owner and shall be of a permanent design. They shall not be removed or defaced and, if lost, shall be immediately replaced by the owner.
Section 5. That existing section 4113.59 of the Columbus City Code, 1959, is hereby amended to read as follows:
4113.59 Permits--Specific equipment and heating appliances.
The chief building official shall allow the installation of certain small specific equipment and heating appliances such as, but not limited to: small domestic hot water heaters eighty-five thousand (85,000) BTU or less; two hundred (200) CFM (5.66 m3/min) or less exhaust fans; and miscellaneous heating appliances; by department registered OCIEB OCILB licensed specialty contractors working in the related trades. The permit issued for these installations shall correspond to the department registration of the OCIEB OCILB specialty license held by the contractor. For the purposes of this section, OCILB incorporates OCIEB licensure.
Section 6. That existing section 4113.61 of the Columbus City Code, 1959, is hereby amended to read as follows:
4113.61 Plumbing permit.
A. (1) No person shall construct, install, alter, or repair any plumbing appliance, appurtenance, fixture, or system or any piping used for and associated therewith, and not limited to, a plumbing drain, waste, sewer, vent, sump, water closet, sink, lavatory, or any other plumbing appliance, appurtenance, or fixture or system, including any portable potable water piping within the city without first obtaining a permit from the department to do such work and paying the fee prescribed therefor in the fee schedule; nor shall the owner or person having charge of any property within the city cause or allow any such work to be done on such premises without a permit having been first obtained therefor and the fee having been paid.
(2) A permit shall be obtained only by an OCIEB OCILB licensed plumbing contractor duly registered with the department or an occupying homeowner.
(3) When a like-for-like replacement is performed in a detached one (1), two (2), or three (3) family building, the following shall not require a permit under this section: dishwasher, disposal, faucets, lavatory, sink, traps, or a water closet.
(4) Exceptions: This section shall not apply to, nor shall any permit be required for, a repair not affecting sanitation such as mending a leak in a faucet, valve, or water supply pipe; mending a broken fixture, tank, water heater; releasing a frozen pipe or rodding and flushing any house sewer or drain.
B. (a) Plumbing permit fees shall be required as follows:
(1) Residential Dwelling Units. One (1) plumbing permit fee shall be required for each dwelling unit of an R-2, R-3 or R-4 use group.
(2) Other than Residential Dwelling Units. For all other buildings not included in subsection (B) (a) (1) above, a separate plumbing permit fee shall be required for each certified address.
(b) The minimum plumbing permit fee shall be as prescribed in the fee schedule.
(c) Plumbing permit fees shall be assessed according to the fee schedule.
(d) The plumbing permit fee for water heater replacement and domestic solar panel units in conjunction with domestic water heating shall be as prescribed in the fee schedule.
(e) A plumbing permit or a refrigeration permit shall be required for each cooling tower and the fee therefor shall be as prescribed in the fee schedule.
(f) A plumbing permit shall be required for backflow preventers meeting ASSE Standards 1013, 1015 and 1020.
(g) A plumbing permit shall be required for the waterline connection made for lawn sprinklers.
C. For the purposes of this section, OCILB incorporates OCIEB licensure.
Section 7. That existing Section 4117.12 of the Columbus City Codes, 1959, is hereby amended to read as follows:
4117.12 Posting of occupant load sign.
(A) Pursuant to the Ohio Building Code (OBC) every room or space that is an assembly or education occupancy shall have the occupant load of the room or space posted in compliance with the Ohio Building Code.
(B) The information required to appear on the occupant load sign shall be determined by the Chief Building Official. Such information shall be recorded in an indelible manner in accordance with the design approved by the Chief Building Official.
(C) All occupancy load signs for posting shall be furnished by the owner and shall be of a permanent design. They shall not be removed or defaced, and, if lost, removed, or defaced, shall be immediately replaced by the owner.
(D) Replacement of posted signs. All occupancy load signs for posting shall be furnished by the owner and shall be of a permanent design. They shall not be removed or defaced, and, if lost, removed, or defaced, shall be immediately replaced by the owner.
(E) The fee for an occupancy load sign determination shall be as prescribed in the fee schedule.
Section 8. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.01, reading as follows:
4123.01 General standards.
The standards established by this chapter shall apply to all building sites, buildings, and structures regulated by this code.
Section 9. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.05, reading as follows:
4123.05 Locations for storage of material and equipment.
Upon obtaining a Street Occupancy Permit from the Transportation Division Administrator, in accordance with Chapter 903 of Columbus City Code and subject to subsequent revocation for cause, material or equipment necessary for the work under a building permit may be placed or stored on public property in the following locations:
(A) In Front of the Building Site. In the one-third portion of the roadway of the street that is adjacent to the curb in front of the building site for which a building permit has been issued; provided that no material or equipment shall be placed or stored within 25 feet (7.62 m) of any rail of any railway track. When adjacent to railroad right-of-way, prior to placing any material or equipment that would interfere with the movement of rail traffic or create a close clearance hazard for railroad personnel, the railroad must be notified and assess said placement for potential hazards to railroad personnel and equipment.
(B) In Front of the Adjoining Site. In the roadway of the street adjoining the building site for which a permit has been issued to the same extent and under the same restrictions as specified in subsection (A) of this section.
A due waiver of claim against the city for damages on account of such placement or storage shall be obtained from the owner of such property and submitted to the Transportation Division Administrator at the time of Street Occupancy Permit application. A copy of said waiver shall also be filed in the office of the chief building official before such material or equipment may be so placed or stored.
(C) In the Alley. In the alley adjoining the building site for which a permit has been issued, provided that a clear and unobstructed roadway not less than 10 feet (3048 mm) in width is maintained through such alley along the building site.
(D) Public Sidewalk in Front of Building Site. On any portion of the public sidewalk in front of the building site for which a permit has been issued, except on the walkway required to be maintained.
Section 10. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.07, reading as follows:
4123.07 Storage of materials and equipment on public property.
Storage of materials and equipment on public property required for work to be done under a building permit issued by the Department must comply with Chapters 902 and 903 of Columbus City Code and shall have prior permission and approval of the Transportation Division Administrator.
Section 11. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.15, reading as follows:
4123.15 Protection of pedestrians on public property.
(A) Walkway. All temporary walkways located within the public right-of-way, at minimum, must conform to the Americans with Disabilities Act (ADA) Accessibility Guidelines and the City Transportation Division's standards, and must be pre-approved as to their design prior to construction by the Transportation Division Administrator. A walkway not less than 4 feet (1219 mm) wide with a railing on the street side shall be maintained on the sidewalk in front of the building site during construction, alteration, or demolition. Additionally the walkway shall be free of obstructions and provide 5 feet wide (1524 mm) and 5 feet in length (1524 mm) passing spaces at a maximum 200 feet (61 m) apart. Temporary and permanent walkways must conform to ADA requirements including but not limited to cross slopes, running slopes, walkway grades, detectable warnings requirements, surface discontinuities, joints, and gratings. The temporary walkway shall be on the same side of street unless an alternate path is approved by the Transportation Division Administrator and appropriate signs installed as required.
(B) Type Required. Protection for pedestrians shall be provided between the walkway and the construction as set forth in C.C. Table 4123.15 and shall be constructed as specified in this chapter.
Such protection shall be maintained in place and kept in good order for the entire length of time those pedestrians on the street and sidewalk, which abuts the property line, may be endangered, and such protection shall be completely removed as soon as such construction work will allow its safe removal.
(C) Railing. The railing shall be substantially built and not less than 3 feet (914 mm) high.
(D) Fence. Fences shall be substantially built of tight boards 8 feet (2438 mm) high above grade and placed on the side of the walkway nearest to the building site. Fences shall extend the entire length of the building site and each end shall be turned and extended to the building line.
Doorways may be cut in the fence if they are protected by doors that are kept closed, except when opened to permit materials or persons to pass through.
(E) Barricades. Barricades shall be continuous, stable, non-flexible, and shall consist of a solid wall or fence or a Type II or Type III barricade as specified within the State of Ohio's Manual of Uniform Traffic Control Devices (MUTCD) Section 6F-6O with the bottom or lower rail 1 ½ inches (38 mm) maximum above the ground or walkway surface, and the top of the fence, wall, or upper rail 36 inches (914 mm) minimum above the ground or walking surface. Barricade support members shall not protrude beyond the barricade face into the pedestrian access route or alternative circulation path.
(F) Canopy. The protective canopy shall have a clear height of 10 feet (3048 mm) above the walkway. The roof shall be tightly boarded. Every canopy shall have a tight board fence built along its entire length, on the side next to the building site. The fence shall be solid from the sidewalk or walkway to the canopy roof and each end shall be turned and extended solid to the building site.
The entire structure shall be designed to carry the loads to be imposed on it; provided, the minimum live load to be used in design shall be not less than 35 pounds per square foot (1673 N/m2), uniform load.
If materials are stored or work is done on the roof of the canopy, the street sides and ends of the canopy roof shall be protected by a tight curb board not less than 1 foot (305 mm) high and a railing not less than 3 feet high (914 mm).
The space under the canopy over the walkway and the approaches thereto shall be kept well lighted with artificial lighting continuously between sunset and sunrise.
Table 4123.15
TYPE OF PROTECTION REQUIRED FOR PEDESTRIANS
Height of Construction |
Distance from Construction to Walkway |
Protection Required |
8 feet or less |
Less than 6 feet |
Railing |
8 feet or less |
6 feet or more |
None |
More than 8 feet |
Less than 6 feet |
Fence and Canopy |
More than 8 feet |
6 feet or more and one-quarter height of construction or less |
Fence and Canopy |
More than 8 feet |
6 feet or more and one-fourth to one-half height of construction |
Fence |
More than 8 feet |
6 feet or more and at least one-half height of construction |
None |
For Standard Increment conversion for this chart: 1 foot = 304.8 mm.
In accordance with Section 4123.15 (A), walkways within the public right-of-way shall be pre-approved as to their design by the Transportation Division Administrator as a part of the Street Occupancy Permit application process.
Section 12. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.17, reading as follows:
4123.17 Walkway over and around excavation.
When the area occupied by a public sidewalk or a portion thereof is to be excavated, the holder of the building permit shall construct a substantial temporary walkway not less than 4 feet (1219 mm) in width for pedestrian travel over the area to be excavated or around the same, in accordance with ADA requirements and as described within Section 4123.15(A).
The walkway over the excavated area shall be designed for a uniform live load of 150 pounds per square foot (7170 N/m2). The walkway shall be provided with suitable ramps or stairs at each end and with a handrail not less than 3 feet (914 mm) high along each side or with a railing on one side and a fence on the other, as the case may require.
The walkway around the excavated area shall be as close to the excavation on the street side as possible and constructed with a railing not less than 3 feet (914 mm) high and a fence on the excavation side of the walkway.
Section 13. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.21, reading as follows:
4123.21 Handling of resultant debris.
The debris resulting from altering, repairing, constructing, or demolishing any building shall be thoroughly dampened to prevent the circulation of dust in the surrounding area. For demolition, this will require at least a 1.5-inch (40 mm/DN) hose connected to a water tank truck or to a fire hydrant. Sufficient hose and such tank truck, or written approval for use of the fire hydrant, shall be on site prior to commencing demolition.
Section 14. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.23, reading as follows:
4123.23 Demolition standards.
(A) Immediately prior to demolition of the premises, rodents, insects, and other vermin shall be eliminated therefrom by poisoning, spraying, fumigating, trapping, or by any other recognized and legal pest elimination methods approved by the health commissioner or his or her designee.
(B) All debris on the demolition site resulting from the demolition process shall be removed and disposed of by the demolition contractor on or before conclusion of the demolition.
(C) In the event a building permit has been issued for new construction on the demolition site, the foundation hole may remain unfilled and barricaded for a period not to exceed sixty (60) days. Immediately if no such permit is issued, or at the end of such sixty (60) day period if construction has not commenced, the site shall be brought to a finished level evenly continuous with the abutting properties and shall be so graded and drained that run-off water neither is directed to abutting property nor can form standing pools on the demolition site.
(D) Any damage to a public sidewalk shall be repaired. Gaps in a sidewalk left by the removal of trap doors, gratings, or similar openings shall be backfilled and paved with Portland cement concrete to the specifications of the Transportation Division Administrator in accordance with Chapter 905 of Columbus City Code for the balance of balance of the sidewalk. This work shall be accomplished within two (2) weeks after the building has been demolished down to grade.
(E) All coal hole covers, trapdoors, gratings, or other attachments in the sidewalk area shall be removed. The openings shall be filled in accordance with the requirements of Chapter 903 of Columbus City Code and the Transportation Administrator.
(F) All entrance steps, including steps encroaching on the sidewlk, shall be removed.
(G) Driveways, slabs, and sidewalks of concrete or other material within 24 inches (610 mm) the finished grade, shall be removed.
(H) All structures, including foundation walls, columns, piers, partitions, and retaining walls, shall be removed down to a level 24 inches (610 mm) below the finished grade. Foundation walls and retaining walls supporting an abutting property shall be left in place.
(I) Basement floor slabs of concrete shall be broken up into pieces having a maximum dimension of 1 foot (305 mm), and left in place.
(J) Before any fill material is placed in any basement or other sub-grade cavity, all partitions, boxes, metal containers, wood, paper, trash, and any combustible or perishable matter shall be removed.
Break1
(K) Trees that are not to be removed shall be so marked.
(L) No open fire or other source of flame, except necessary cutting torches, will be permitted on the inside of a building which is being demolished, nor in close proximity to flammable materials outside of the building, and every precaution shall be taken to prevent the possibility of fire.
Section 15. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.27, reading as follows:
4123.27 Projections into streets, alleys, or other public right-of-way.
No part of any structure or any appendage thereof, shall project into any streets, alleys, or other public rights-of-way without first having obtained the formal approval of the City of Columbus. Applications to place private improvements in, under, over, or upon the public right-of-way shall be made in writing to the Transportation Division Administrator. Any such applications for the installation of permanent private improvements within the public right-of-way shall be made in advance of their proposed construction date allowing for review time. Formal City Council approval may be required.
Section 16. That section 4123.33 of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.33, reading as follows:
4123.33 Site drainage control.
Newly constructed premises shall be graded so as to prevent property damage from surface water drainage, accumulation of stagnant surface water resulting from a lack of site drainage, and improper diversion of surface water.
Section 17. That section 4123.35 of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.35, reading as follows:
4123.35 Site drainage plan.
(A) Plan Required. No person shall grade, excavate, or fill land without first submitting to the department and to the appropriate section or division of the department of public utilities a site drainage plan indicating the method to be used for proper drainage of surface water from the site and obtaining a permit for such plan.
(B) Limitation on Permit Issuance. No building permit shall be issued for the erection, construction, extension, or movement of any building without an approved site drainage plan.
(C) The site drainage plan shall be drawn at an approved scale with all elevations in feet and tenths of feet above sea level. The site drainage plan shall also conform to any approved subdivision grading plan (showing all control grades and the direction of surface water flow into approved storm drainage system) and shall indicate:
(1) The site location;
(2) All street, alleys, road, and drives;
(3) All lot dimension, easements, utility services, and setback lines;
(4) Location of all structures, garages, and parking areas;
(5) All structures on abutting parcels that are within 5 feet (1524 mm) of the property line;
(6) The finish grade at the foundation of all structures indicated at the structures corners;
(7) The grade at the curb of all structures indicated at the structures corners. In the absence of a curb, the grade at the top of the pavement shall be indicated;
(8) The elevation at the apron of any garage structure;
(9) All drainage swales and drainage flow and designs of any abutting lot;
(10) The general, overall site drainage provided for any lot shall not be less than a negative one and one-half (-1 1/2) percent from the defined finished grade elevation(s) at the foundation of the structure as shown on the plot plan, unless otherwise approved by the chief building official.
(D) Drainage Flow. The site drainage plan shall provide for the effective drainage away from the house, or principal building on the lot with sufficient control so that surface water will flow into the street in front of the building, or into the drainage swale at the rear of the lot, and not into a house or other principal building on a neighboring lot, nor onto adjacent property.
Section 18. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.41, reading as follows:
4123.41 Driveways, finish grade.
A driveway shall be constructed at or above the elevation of the street to which it connects. The grade of the driveway between the curb cut and the garage apron shall rise at least 1 foot (305 mm) above the elevation of the street curb.
Section 19. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.43, reading as follows:
4123.43 Driveways, depressed.
(A) Prohibition and Exception. A depressed driveway shall be prohibited unless:
(1) The chief building official determines that the topography of the lot makes it impossible to provide otherwise; or
(2) The elevation of the back of the sidewalk at the driveway is at least 20 inches (508 mm) above the nearest street sump (low point of the street).
(B) Garage Floor. The floor of the garage serviced by a depressed driveway shall be at least 4 inches (102 mm) above the lowest elevation of the driveway.
(C) Surface Water. If a depressed driveway is permitted, a method approved by the chief building official for controlling surface water must be provided. Surface water shall be controlled and diverted away from the house and garage either by natural diversion through appropriate site grading or by catch basin, sump, and sump pump which discharges onto the natural grade within the boundaries of the property or through the curb to the street. (Catch basins, sumps, and sump pumps shall not be connected to city storm sewers or basement sumps). Surface water shall not be permitted to flow into the garage serviced by a depressed driveway or be discharged onto adjacent property.
Section 20. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4123.49, reading as follows:
4123.49 Rat and rodent proofing required.
(A) Rat and rodent proofing: All buildings or structures and the walls enclosing habitable or occupiable rooms and spaces in which persons live, sleep, or work, or in which feed, food, or foodstuffs are stored, prepared, processed, served, or sold, shall be constructed in accordance with the provisions of this section. The provisions of this section shall apply to any building or structure that is governed under the model building codes adopted by the City of Columbus and promulgated in the Columbus Building Code.
(B) Grade protection: Buildings not provided with a continuous foundation shall be provided with protection against rats and rodents at grade in accordance with either (B)(1) or (B)(2) that follows:
(1) Apron: Where an apron is provided, the apron shall not be less than 8 inches (203 mm) above, nor less than 24 inches (610 mm) below grade. In all cases, the apron shall not terminate below the lower edge of the siding material. The apron shall be constructed of an approved nondecayable, water-resistant, rat and rodent proofing material of required strength and shall be installed around the entire perimeter of the building or structure. Where constructed of masonry or concrete materials, the apron shall not be less than 4 inches (102 mm) in thickness.
(2) Grade floors: Where continuous concrete grade floor slabs are provided, open spaces shall not be left between the slab and walls, and all openings in the slab shall be protected.
(C) Opening protection: Openings shall be protected in accordance with (C)(1), (C)(2) and (C)(3) that follows:
(1) Wall openings: Openings in the wall or apron required for ventilation or other purposes shall be guarded with corrosion-resistant rat and rodent proof shields of not less than nominal 0.034-inch (0.864 mm) perforated steel sheets, No 20 B&S Gage aluminum (0.032 inch / 0.813 mm), or nominal 0.064 inch (1.63 mm) expanded steel or wire mesh screens, with not more than one-half (0.5) inch (13 mm) mesh openings.
(2) Slab openings: Access openings in grade floor slabs shall be protected with concrete, masonry, metal, or other corrosion-resistant noncombustible cover of adequate strength to support the floor loads.
(3) Pipe and conduit openings: All openings for pipe, conduit, cable, or similar purposes at or near grade shall have snugly fitted collars to eliminate all open spaces.
Section 21. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.01, reading as follows:
4125.01 Ohio Building Code (OBC).
Incorporated. The Ohio Building Code (OBC), including all related system codes and standards for electrical, mechanical, plumbing, elevator, fire prevention, and boiler systems, as designated and set forth in the Ohio Administrative Code (OAC) Chapters 4101:1-1 to 4101:1-35, and all amendments, additions, deletions, and/or substitutions thereto as adopted by the state of Ohio Board of Building Standards (OBBS), is incorporated fully as if set out at length herein. This model code is frequently referred to herein as the "OBC" and shall apply to all building governed by the Ohio Building Code.
OBC adopted standards are, but not limited to, the Ohio Mechanical Code (OAC Chapters 4101:2-1 to 4101:2-15); the Ohio Plumbing Code (OAC Chapters 4101:3-1 to 4101:3-13); the Ohio Elevator Code (OAC Chapters 4101:5-1 to 4101:5-3); the Ohio Fire Code (1301:7-1 to 1301:7-7); and the Ohio Boiler Code (OAC Chapters 4101:4-1 to 4101:4-17).
Section 22. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.03, reading as follows:
Ohio Building Code Additions and Clarifications
4125.03 Ohio Building Code, Structural--Frost line.
The standard frost depth for OBC governed construction shall be 32 inches (813 mm).
Section 23. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.05, reading as follows:
4125.05 Ohio Building Code, Electric-- Authorization of service connections.
No person or any public or private utility corporation engaged in the distribution or sale of electrical energy shall connect any distribution system, any live supply, or service conductors from such distribution system to any electrical equipment in, on, or about a building, or allow any such connection to be made, until the department shall have inspected such electrical equipment and have authorized such connection to be made. Whenever the department finds any electrical distribution system, or any live supply or service conductor to have been connected to any electrical equipment, in, on or about any building, without the required approvals, the department is authorized and empowered to cause such system or conductor to be disconnected or order and require the same to be disconnected by the person owning or operating such distribution system.
Section 24. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.07, reading as follows:
4125.07 Ohio Building Code, Electric-- Electrical service and reconnections.
Any electrical service that has been disconnected from the utility supply for any reason shall require that a licensed electrical contractor obtain an electrical permit for the electrical service(s) and make any corrections or modifications necessary to the electrical service(s), if any, to restore the electrical service(s) to its original condition of National Electrical Code and Columbus City Code compliance and to assure its adequacy for the intended load(s) to be served. The electrical contractor shall obtain inspection approval of the electrical inspector before re-connection of the electrical service(s) by the electric utility to the utility's supply.
Exception. This section will not apply to the disconnection of electrical service(s) for the nonpayment of a utility bill when the method used by the utility to disconnect the electrical energy from the utility's supply to any building or structure covered by this chapter has not been caused by the separation of, and/or removal of, the supplying utility's service conductors.
Section 25. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.09, reading as follows:
4125.09 Ohio Building Code, Electric-- Emergency generator installation acceptance test.
(A) Every OBC emergency electrical system (e.g.-NFPA 70--Article 701--Legally Required Standby) power production system using a generator that is powered by a prime mover that operates on (1) liquid petroleum products at atmospheric pressure, or (2) liquefied petroleum gas (liquid or vapor withdrawal), or (3) natural or synthetic gas, shall be subjected to a test(s) of the operation of the entire system to ensure compliance with all OBC requirements. A "cold start" witnessed installation acceptance test shall be performed in accordance with a published directive of the chief building official.
(B) A "cold start" shall mean that the prime mover of the emergency generator shall not have been started, operated, or otherwise exercised for a period of twenty-four (24) consecutive hours prior to the scheduled time of the witnessed installation acceptance test(s). All necessary prime mover systems required for the starting of the prime mover shall be in a normal operating condition for the same period.
(C) The department shall be given advance notification of the time at which the final test(s) is to be performed so that the chief building official or his or her designee can witness the test(s). The time for this scheduled installation acceptance test(s) shall be by mutual agreement between the applicant and the department.
Section 26. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.11, reading as follows:
Ohio Mechanical Code (OMC) Additions and Clarifications
4125.11 Ohio Mechanical--Materials and equipment tests.
Materials, equipment, devices, and installations for heating, ventilating, air conditioning, and refrigeration systems shall be tested when required for safety and performance. Systems shall be tested as follows:
(A) All fuel burning and heat generating equipment shall be tested for fuel supply, carbon monoxide, carbon dioxide, and draft.
For burner operation, a flue gas determination shall be made and the limitations as set out below shall be maintained:
(1) Temperature of the flue gas shall not exceed 1000 degrees Fahrenheit (537.8 degrees Celsius).
(2) CO2 shall not be less than eight (8) percent.
(3) CO shall not exceed four/one-hundredths (0.04) percent of flue gas by volume.
Section 27. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.13, reading as follows:
4125.13 Ohio Mechanical Code--Commercial and industrial ovens.
The construction and installation of commercial and industrial ovens shall comply with the standards of NFPA, No. 86, current edition, in addition to any standards of the Ohio Mechanical Code.
Section 28. That the Columbus City Codes, 1959, is hereby supplemented by enactment of a new section 4125.15, reading as follows:
4125.15 Ohio Mechanical Code -- HVAC general.
Every building 16 feet (4877 mm) or more in height above the finished grade shall provide a permanent approved means of access to all rooftop-mounted equipment. Rooftop lighting, activated by a switch located at the top of the approved access or opening, stair, or ladder, shall be provided. All trap door or scuttle openings within 10 feet (3048 mm) of the edge of the roof shall require a railing of at least 3 feet (914 mm) in height or a parapet wall that is at least 3 feet (914 mm) in height at the edge of the roof and extending at least 1 foot (305 mm) on either side of the opening. The walkway accessing any rooftop-mounted equipment shall be of a no slip material.
Section 29. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.17, reading as follows:
4125.17 Ohio Mechanical Code -- HVAC design and installation.
(A) Conformity to all special provisions of the OMC shall be required.
(1) All mechanical equipment, regardless of type, shall be supported by a substantial and non-deteriorating base or framework, or by an approved method designed by an Ohio registered structural engineer. All piping connecting this equipment shall be supported with substantial and non-deteriorating materials. Piping and equipment supports on a roof shall be thoroughly protected from deterioration and so arranged that the roofing material will not be punctured during operation of the equipment to which it is connected. All piping and structural members which project through the roof shall be thoroughly flashed to the roof.
(2) All mechanical equipment shall be secured to the base or framework if the elevation exceeds 2 feet (610 mm), measured from the average finish grade to the bottom of the unit.
(3) Air intake and discharge openings of any type equipment shall be constructed as required by the OBC. Any remote air cooled refrigeration condensing unit when installed within a building or room in which the ambient air temperature reaches 100 degrees Fahrenheit (37.8 degrees Celsius) shall have mechanical ventilation, ducting of condenser air circuit to the outside of the room, or another approved method.
(4) All cooling towers and evaporative condensers shall be anchored to the framework, and shall be provided with an overflow connection and drain valves to permit draining of the equipment when required.
(B) Installation.
(1) In OBC use groups A, E and I, all equipment located on grade or within 8 feet (2438 mm) of grade shall be enclosed with a protective fence, cabinet, or enclosure.
(2) The suction line and the liquid line shall not be in contact with each other or other dissimilar metals or alloys.
(D) Maximum Temperature Variation for residential use groups only.
(1) If a common return air type system is used, each individual room or area shall have the entry door to it undercut a minimum of 1 inch (25 mm) above the finished floor, or other acceptable alternative method used to provide return air from the room or area.
Section 30. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.23, reading as follows:
4125.23 Ohio Mechanical Code -- Commercial kitchen hoods.
"Non-listed" and "Non-labeled" exhaust ducts and exhaust hoods for commercial kitchens as required by the OMC shall also conform to NFPA-96, current edition.
Section 31. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.31, reading as follows:
4125.31 Ohio Mechanical Code -- Smoke-testing ductwork.
HVAC systems which have been altered, extended, or modified in any manner that changes the air flow characteristics across an existing smoke detector shall have the entire smoke detector system, including those newly installed and all previously installed detectors, tested in accordance with rules established by the department.
Section 32. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.37, reading as follows:
4125.37 Ohio Mechanical Code -- Refrigerated building (prefabricated).
(A) Installation of Prefabricated Floor. Where the cooler or freezer has a prefabricated floor, the prefabricated floor may be installed on piers or sleepers of noncombustible material not less than 8 inches (203 mm) in height above the surface. Adequate ventilation and drainage of the space beneath the floor of the cooler or freezer shall be provided. The 8-inch (203 mm) space shall be enclosed with wire mesh of not more than 0.25 inch (6 mm) spacing or equivalent material.
(B) Joint. Where the cooler or freezer with a prefabricated floor is placed directly on a concrete slab, the joint shall be tightly sealed.
(C) Construction. Under all conditions, the prefabricated floor and all foundations shall be properly constructed to meet the requirement of this building code.
Section 33. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.39, reading as follows:
4125.39 Ohio Mechanical Code -- Refrigerated building floor construction.
(A) A freezer or cooler floor and all associated systems shall be designed by an Ohio registered architect or an Ohio registered engineer. Drawings submitted shall bear the signature and seal of the architect or engineer responsible for design for the system.
(B) Drain and vent required. Any freezer floor installed outside of a building, or installed inside a heated building where the freezer floor is within 20 feet (6096 mm) of the outside wall of the main building, shall have a drain and vent system installed beneath the freezer floor.
Section 34. That the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.41, reading as follows:
4125.41 Ohio Mechanical Code -- Water to air heat pumps.
(A) Bedding and Backfill.
(1) Bedding and backfill material having a particle size of 0.5 inch (13 mm) or less shall be used to surround the pipe for a distance of 8 inches (203 mm) in all directions. During this procedure, the pipe shall be under pressure. The remainder of the backfill shall be placed and spread in uniform layers in such a manner as to fill the trench completely.
(2) Large rocks, frozen clods, and other debris greater than 3 inches (76 mm) in diameter shall not be used for backfill. Backfill shall be sufficiently compacted to develop uniform, lateral-passive, soil forces.
(B) Excavation for Underground Piping Outside of a Building. All underground piping outside of the building shall have a 42-inch (1067 mm) minimum cover from the top of the pipe to the final grade.
(1) The excavation made for a system's underground piping for any building or structure shall be backfilled from the excavation's undisturbed earth to a point 8 inches (203 mm) above the piping and shall extend at least 8 inches (203 mm) on both sides of the piping.
(2) Underground piping entering the building shall be Schedule 80 plastic, Schedule 40 coated steel, or K or L copper for at least 8 feet (2438 mm) without joints outside the wall from inside of the wall.
(3) The piping shall have an elastic, waterproof material sealing the hole in the building. Such seal shall completely surround the pipe at the entrance hole.
(4) All flange bolts underground shall be protected from corrosion by the application of asphalt paint or equivalent coating.
Section 35. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.45, reading as follows:
Ohio Plumbing Code (OPC) Additions and Clarifications.
4125.45 OPC Plumbing Code--Clean outs.
In addition to the requirements of the Ohio Plumbing Code, when a 2 inch (50 mm/DN) or smaller cross is installed in a waste pipe with a horizontal branch on either side, parallel to the wall and either concealed or exposed, an accessible "Tee" clean out shall be installed on the vertical line within 6 inches (152 mm) of the cross.
Section 36. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4125.47, reading as follows:
4125.47 OPC Plumbing Code--Water distribution system.
A minimum of 0.75 inch (20-mm/DN) piping shall be installed from the water meter to the water heater and out of the water heater to the first branch. No more than four (4) fixture openings may be used on 0.5-inch (15-mm/DN) water line.
Section 37. That of the Columbus City Codes, 1959, is hereby supplemented by enactment of new section 4127.01, reading as follows:
4127.01 Incorporated.
The Residential Code of Ohio for One-, Two- and Three Family Dwellings (RCO) as adopted, and/or as republished from time to time, by the Ohio Board of Building Standards (OBBS) of the State of Ohio, Department of Commerce, and Division of Industrial Compliance, shall be in full force and effect. This code includes, but not limited to, all related codes and standards for electrical, mechanical (HVAC), refrigeration, hydronic, and plumbing systems. The provisions of this RCO shall apply to all buildings and structures governed under the provisions of the OBBS - Residential Code of Ohio (RCO). The standards in this chapter shall apply for the RCO in the same manner as they have applied for all prior model codes.
Section 38. That existing section 4127.71 of the Columbus City Codes, 1959, is hereby amended to read as follows:
4127.71 RCO/OBOA Chapters 39 33 through 46 42--Electrical.
The National Electric Code (NEC), NFPA 70, adopted pursuant to the Ohio Basic Building Code (OBC), shall apply in its entirety for all one-, two- and three-family dwellings one (1), two (2) and three (3) family dwellings and all other structures not covered or governed under the OBBC OBC.
Section 39: The following existing sections of the Columbus City Codes, 1959, are hereby repealed: 4103.02, 4103.03, 4123.01, 4123.05, 4123.07, 4123.15, 4123.17, 4123.21, 4123.23, 4123.27, 4123.33, 4123.35, 4123.41, 4123.43, 4125-Index, 4125.01, 4125.03, 4125.05, 4125.07, 4125.09, 4125.11, 4125.13, 4125.15, 4125.17, 4125.19, 4125.21, 4125.23, 4125.25, 4125.27, 4125.29, 4125.31, 4125.33, 4125.35, 4125.37, 4125.39, 4125.41, 4125.43, 4125.45, 4125.47, 4125.49 and 4127.01.
Section 40. That this ordinance shall take effect and be in force from and after the earliest period provided by law.