HomeMy WebLinkAbout991046.tiff ORDINANCE NO. 119-0
o, 17� IN THE MATTER OF REPEAL AND REENACT WELD COUNTY BUILDING CODE
�t ORDINANCE 119. MANY CHANGES RELATE TO TECHNICAL AND TERMINOLOGY
CHANGES CONTAINED IN RECENT CODE EDITIONS. THE INTENTION IS TO ADOPT THE
1997 UNIFORM BUILDING CODE, 1997 INTERNATIONAL PLUMBING CODE, 1997
UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS, 1998
INTERNATIONAL MECHANICAL CODE AND 1999 NATIONAL ELECTRIC CODE.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS, the Board of County Commissioners of the County of Weld, State of
Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with
the authority of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners has the power and authority under the
Weld County Home Rule Charter and Article 28 of Title 30 C.R.S., to adopt building codes for
the unincorporated areas of the County of Weld, and
WHEREAS, the Board of County Commissioners of Weld County, Colorado, has
previously adopted Ordinance No. 119, Weld County Building Code, establishing a
comprehensive revision of the planning goals and policies for the unincorporated areas of the
County of Weld and has adopted amendments on Ordinance No. 119-A through 119-N, and
WHEREAS, the Board of County Commissioners of Weld County hereby finds and
determines that there is a need for a comprehensive revision of the existing Building Code
Ordinance to facilitate its administration, delete obsolete sections, clarify existing sections, and
incorporate by reference the 1997 Uniform Building Code (UBC) and 1997 Uniform Code for
the Abatement of Dangerous Buildings (ADBC), published by the International Conference of
Building Inspectors (ICBO); 1997 International Plumbing Code (IPC), 1998 International
Mechanical Code (IMC), published by the International Code Counsel, Inc. (ICC); and 1999
National Electrical Code (NEC) published by the National Fire Protection Agency (NFPA); for
the County of Weld, and that this Ordinance is for the benefit of the health, safety and welfare
of the people of Weld County, and
WHEREAS, this Code and the Codes adopted by reference are at least equal to any
minimum requirements set forth by State law and specifically, that the IPC, when considered as
an amendment to the Colorado Plumbing Code, is at least equal to the minimum requirements
of the Colorado Plumbing Code.
NOW, THEREFORE BE IT ORDAINED by the Board of County Commissioners of Weld
County, Colorado that Ordinances No. 119 through No. 119-N be, and hereby are, repealed
and re-enacted by the adoption of Ordinance No. 199-O in its entirety, as follows.
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INDEX Page
10 Purpose, Scope and Authority 6
11 Definitions 6
20 Standards 9
20.1 Uniform Building Code 9
20.2 International Mechanical Code 12
20.3 National Electrical Code 13
20.4 International Plumbing Code 15
20.5 Uniform Code for Abatement of Dangerous
Buildings 17
20.6 Energy Conservation Standards 20
20.7 State and Federal Requirements 21
20.8 Mobile/Manufactured Home Installation Standards 22
20.9 Area of Special Flood Hazards Standards 25
20.10 Uniform Housing Code 26
30 Building Permits for Buildings and Structures
other than Mobile, Manufactured, or Factory Built Homes 27
30.1 Exemptions 27
30.2 Application to Existing Buildings and
Structures 29
30.3 Application Requirements 32
30.3.5 Zoning Compliance 34
30.4 Fees 35
30.5 Building Permit Inspection Procedures 36
40 Mechanical Permits 38
40.1 Exemptions 38
40.2 Existing Installations 39
40.3 Application Requirements 39
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40.3.3 Zoning Compliance 39
40.4 Fees 40
40.5 Mechanical Permit Inspection Procedures 40
50 Electrical Permits 41
50.1 Exemptions 41
50.2 Existing Electrical Installments 42
50.3 Application Requirements 42
50.3.3 Zoning Compliance 43
50.4 Fees 43
50.5 Electrical Permit Inspection Procedures 44
60 Plumbing Permits 44
60.1 Exemptions 44
60.2 Existing Plumbing Installations 45
60.3 Application Requirements 45
60.3.3 Zoning Compliance 45
60.4 Fees 46
60.5 Plumbing Permit Inspection Procedures 47
70 Mobile, Manufactured, & Factory Built Home Permits 47
70.1 Additions, Alterations, or Repairs to Existing
Mobile, Manufactured, Factory Built Home 47
70.2 Connection of Two Mobile or Manufactured
Homes for Human Habitation 48
70.3 Application Requirements 48
70.3.3 Zoning Compliance 48
70.4 Fees 49
70.5 Required Inspections 49
71 Fire Suppression Systems 50
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71.1 Permit Requirements 50
71.2 Code Compliance 50
71.3 Final Approval and Certificate of Occupancy 50
80 Amendment to Fee Schedule 50
81 Permit 50
81.1 Property Owner or Agent 50
81.2 Non-Transferable 50
82 Validity of Permits 50
83 Expiration of Permit 51
84 Suspension or Revocation of Permits 51
85 Right of Entry 51
86 Liability 52
87 Alternate Materials and Modifications 52
87.1 Alternate Materials Authorized 52
87.2 Approval 52
87.3 Modifications 52
88 Conflicting Code Standards 52
89 Tests 52
89.1 Tests Required 53
89.2 Test Methods 53
89.3 Record of Test Results 53
90 Board of Appeals 53
90.1 Creation 53
90.2 Membership 53
90.3 Conduct of Investigation, Findings 53
90.4 Terms of Office 54
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90.5 Vacancy 54
90.6 Expenses 54
90.7 Conduct 54
91 Notice of Lien 54
91.1 Requirement of Notice 54
91.2 Form of Notice 54
91.3 Notice Not Required 55
91.4 Definitions 55
91.5 Failure to Give Notice 55
91.6 Personal Service 55
92 Violation and Enforcement 55
92.1 Violation 55
92.2 Stop Orders 57
92.3 Occupancy Violations, Unsafe Buildings
and Equipment 57
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10 Purpose, Scope and Authority
10.1 Title. The regulations contained herein shall be known as the Weld
County Building Code Ordinance, may be cited as such and will be
referred to herein as "this Code '
10.2 Purpose. This Code is adopted in order to provide minimum standards to
preserve and protect the public health, safety and general welfare and
the safety, protection and sanitation of dwellings, buildings and structures
in the unincorporated areas of Weld County. The purpose of this Code is
not to create or otherwise establish or designate any particular class or
group of persons who will or should be especially protected or benefitted
by the terms of this Code.
10.3 Scope. This Code provides for the regulation of the construction,
alteration, use and occupancy of dwellings, buildings and structures,
together with plumbing, mechanical and electrical installations therein or
in connection therewith, located in the unincorporated areas of Weld
County, Colorado. Additions, alterations, repairs and changes of use or
occupancy in all buildings and structures shall comply with the provisions
for new buildings and structures except as otherwise provided in this
Code. Vehicles, vessels, or other mobile structures (excluding mobile or
manufactured homes) shall be treated as buildings in fixed locations
when occupied as dwellings.
10.4 Authority. This Code is adopted and administered under authority
granted by Part 3 of the Article 13 of Title 16, Part 2 of Article 28 of Title
30, Part 4 of Article 15 of Title 30, Article 35 of Title 30, and Parts 5 and 6
of Article 1 of Title 25 of Colorado Revised Statutes.
10.5 Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this Code is for any reason held or decided to be
unconstitutional by a court of law, such decision shall not affect the
validity of remaining portions. The Board of County Commissioners,
Weld County, Colorado, hereby declares that it would have passed this
Code and each and every article, section, subsection, paragraph,
sentence, clause, and phrase thereof, irrespective of the fact that any
one or more section, subsection, paragraph, sentence, clause or phrase
might be declared to be unconstitutional or invalid.
11 Definitions: As used in this Code, unless the context otherwise requires, the following
definitions shall apply:
11.1 Accessory Building: A building which is subordinate to the principal
building and is located on the same lot or parcel as the principal building.
11.2 Agricultural Building: A structure designed and constructed to house farm
implements, hay, grain, poultry, livestock or other horticultural products.
This structure shall not be a place of human habitation or a place of
employment where agricultural products are processed, treated, or
packaged, nor shall it be a place used by the public.
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11.3 Area Of Special Flood Hazard: The land in the flood plain within a
community subject to a one percent or greater chance of flooding in any
given year. See Intermediate Regional Flood definition.
11.4 Base Flood: See Intermediate Regional Flood definition.
11.5 Basement: (This definition applies only to Lowest Floor when used in the
administration of Section 20.9 of this Code.) The basement is any floor
level below the first story or main floor of a building. The BASEMENT is
wholly or partially lower than the surface of the ground. For the purposes
of this ordinance, any crawl space with six (6) feet or more between the
floor and the ceiling shall be considered to be the BASEMENT.
11.6 Building Official: The officer or other designated authority charged with
the administration and enforcement of the adopted building codes as set
forth in the opening resolution of this Code, or the building official's duly
authorized representative.
11.7 Factory Built Home: A manufactured home designed for installation on a
permanent foundation and meeting UBC standards.
11.8 Hot Water. Water at a temperature greater than or equal to 120 degrees
Fahrenheit.
11.9 Intermediate Regional Flood (Base Flood, One Percent Flood, One-
Hundred Year Flood, Area of Special Flood HazarJ: A FLOOD which
has a one percent chance of being equaled or exceeded in any given
year.
11.10 Lowest Floor: (This definition applies only to LOWEST FLOOR as
defined by the Federal Emergency Management Agency and when used
in the administration of Section 20.9 of this Code.) The LOWEST
FLOOR elevation of STRUCTURES without a BASEMENT shall be
considered to be the elevation above MEAN SEA LEVEL of the top of the
foundation of the STRUCTURE. The LOWEST FLOOR elevation of
STRUCTURES with a BASEMENT shall be considered to be the
elevation above MEAN SEA LEVEL of the floor of the BASEMENT of the
STRUCTURE. The LOWEST FLOOR elevation of a MOBILE HOME
shall be considered to be the elevation above MEAN SEA LEVEL of the
top of the MOBILE HOME PAD.
11.11 Manufactured Home: A structure, transportable in one or more sections,
which is 8 body feet or more in width or 40 body feet or more in length,
or, when erected on site, is 320 or more square feet, and which is built
on a permanent chassis and designed to be used as a dwelling with or
without a permanent foundation when connected to the required utilities,
and includes the plumbing, heating, air-conditioning, and electrical
systems. (See Section 11.7 of this Code for the definition of a factory
built home)
NOTE: Applicants for building permits for manufactured homes are
advised that the definition for "Manufactured Homes," as set forth in the
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Weld County Zoning Ordinance, Ordinance 89, as amended, is the
following:
"MANUFACTURED HOME: A single family dwelling which: is practically
or entirely manufactured in a factory; is not less than twenty-four feet in
width and thirty-six feet in length; is installed on an engineered
permanent foundation in compliance with ANSI A225.1-1987,
Manufactured Home Installations, Appendix C; has brick, wood, or
cosmetically equivalent exterior siding and a pitched roof; and is certified
pursuant to the "National Manufactured Housing Construction and Safety
Standards Act of 1974," 42 U.S.C. 5401 et seq, as amended."
Manufactured homes meeting this Zoning Ordinance definition qualify as
SINGLE FAMILY DWELLINGS under the Zoning Ordinance. All other
manufactured homes are treated as MOBILE HOMES under the Zoning
Ordinance whose use is limited to certain zone districts and may be
required to obtain zoning approvals issued in accordance with Section 43
of the Zoning Ordinance prior to the issuance of building permits. (See
Section 70.3.3.)
11.12 Mobile Home: A factory-assembled structure or structures equipped with
the necessary service connections and made so as to be readily movable
as a unit or units on its (their) own running gear and designed to be used
as a dwelling unit (s) without a permanent foundation. Mobile homes
were built prior to June 15, 1976, and followed the standards of American
National Standards Institute (ANSI) A119.1. (See Section 11.11 of this
Code.)
11.13 Manufactured Home Park Or Subdivision: (This definition applies only to
manufactured home park or subdivision when used in the administration
of Section 20.9 of this Code.) A parcel (or contiguous parcels) of land
divided into two or more manufactured home lots for rent or sale.
11.14 New Construction: (This definition applies only to new construction when
used in the administration of Section 20.9 of this Code.) Structures for
which the start of construction commenced on or after the effective date
of this Code and includes any subsequent improvements to such
structures.
11.15 Residential Structures. Residential structures are Group R Occupancies
as defined in the UBC. These include , but are not limited to, one- and
two-family residences, townhouses, condominiums, lodging houses,
apartment buildings, hotels and motels, manufactured homes as defined
in Section 11.11, and mobile homes as defined in Section 11 12 of this
Code.
11.16 Start Of Construction (This definition applies only to start of construction
when used in the administration of Section 20.9 of this Code.) Includes
substantial improvement and means the date the building permit was
issued, provided the actual start of construction, repair, reconstruction,
placement, or other improvement was within 180 days of the permit date.
The actual start means the first placement of permanent construction of a
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structure on a site, such as the pouring of slab or footings, the installation
of piles, the construction of columns, or any work beyond the stage of
excavation; or the placement of a manufactured home on a foundation.
Permanent construction does not include land preparation, such as
clearing, grading and filling; nor does it include the installation of streets
and/or walkways; nor does it include excavation for a basement, footings,
piers, or foundations or the erection of temporary forms; nor does it
include the installation on the property of accessory buildings, such as
garages or sheds not occupied as dwelling units or not part of the main
structure:
11.17 Substantial Improvement: (This definition applies only to Substantial
Improvements when used in the administration of Section 20.9 of this
Code.) Any repair, reconstruction, or improvement of a structure, the cost
of which equals or exceeds 50 percent of the market value of the
structure either (a) before the improvement is started or (b) if the
structure has been damaged, and is being restored, before the damage
occurred. For the purposes of this definition substantial improvement is
considered to occur when the first alteration of any wall, ceiling, floor or
other structural part of the building commences, whether or not that
alteration affects the external dimensions of the structure. The term does
not, however, include either: any project for improvement of a structure
to comply with existing state or local health, sanitary, or safety code
specifications which are solely necessary to assure safe living conditions,
or any alteration of a structure listed on the National Register of Historic
Places or a State Inventory of Historic Places.
20 Standards. The standards in this Code shall be those listed in the standard codes named
below, which are hereby incorporated into and made a part of this Code, along with the
amendments noted. Unless otherwise provided in this Code, no section of any standard
code which deals with the administration or enforcement of said standard code shall be
considered to be incorporated into this Code. Any reference made to the standard codes
in this Code shall be the same as those incorporated by reference into this Code.
20.1 Uniform Building Code The publication of the International Conference of
Building Officials known as the Uniform Building Code, Volumes 1-3,
1997 Edition, including the Uniform Building Code Appendices (except for
the following portions of the UBC Appendices: Chapter 3, Division III;
Chapter 12; Chapter 13; Chapter 15 shall not apply to Group R, Division
3 Occupancies; Chapter 18; Chapter 21; Chapter 23; Chapter 30;
Chapter 31, Division I; Chapter 34, Division I and II) are incorporated by
this reference as part of this Code for the purpose of establishing
standards for the construction and inspection of dwellings, buildings and
structures and the issuance of building permits in Weld County,
Colorado, with the following amendments:
20.1.1 Delete Section 106.4.4. (See Section 83 of this Code)
20.1.2 Amend the first sentence of Section 108.3 to read:
It shall be the duty of the property owner or the person doing the work
authorized by a permit, to notify the Weld County Building Inspection
Department that siirh ,A,nrk is ready for inspection.
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20.1.3 Add Section 108.5.4.1:
Wiring methods consisting of materials not designed for damp or wet
locations shall not be installed in a building or structure until the roof is in
place and the building or structure is dried in. In addition, all other
electrical components designed for dry locations, such as light fixtures,
service equipment, distribution panels, motors, transformers, and related
control equipment, shall not be installed until the roof is in place and the
building or structure is dried in.
20.1.4 Add Section 108.5.5.1, Exception:
Lath or gypsum board inspections shall only be required where multiple
layers are installed such as for fire rated construction.
20.1.5 Amend Section 109.1, Exception to read:
Group U Occupancies.
20.1.6 Delete Table 1-A. Fee schedule shall be as per Section 30.4 of this Code.
20.1.7 Add Section 302.4, EXCEPTION 3.1:
When the ceiling of a garage is part of the occupancy separation and an
attic access opening is installed, a minimum 1" by 4" wood trimmer shall
be installed on all sides of the opening to support the attic cover.
20.1.8 Add Section 310.6.1.2:
Ceiling heights in portions of basements used as habitable space, serving
individual dwelling units must meet the requirements of Section 310.6.1
of the UBC.
20.1.8.1 Add Section 310.6.1.2, Exception:
In habitable spaces of basements, a minimum clear height of 6'-8" under
beams, ducts, and pipes may be allowed. The finished height, from floor
to ceiling, under such beams, ducts and pipes may be 6' -6".
20.1.9 Section 312.2.2 shall apply to all Group U, Division 1 Occupancies. (See
Section 30.1.13.1.2 of this Code).
20.1.10 Add Section 1003.3.1.6, Exception 1.1.1:
A door may open at stairs having not more than two risers leading to a
patio.
20.1.11 Add the following after the second paragraph of Section 1103.1.9.1:
In addition, all Group R, Division 1 Occupancies shall be provided with
dwelling units or guests rooms accessible to the physically handicapped
as specified in 1973 Colorado Revised Statutes Title 9 Article 5 Section
111. Compliance with this law shall be required when alterations,
structural repairs, or additions are made to such a building or facility.
This requirement shall only apply to the area of specific alteration,
structural repair, or addition and shall not be construed to mean that the
entire structure or facility is subject to this application. (Where an
apparent conflict appears between the requirements of the 1997 UBC
and other State and Federal regulations, the most restrictive shall apply.)
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C.R.S. 9-5-111 is included below for reference:
Exemptions for certain privately funded projects. This article does
not apply to privately funded projects for the construction of separate
houses designed as single-family residences or to other types of
residential property containing less than seven residential units. For
larger residential and transient accommodation projects, this article shall
apply to one unit for seven units or major fraction thereof as follows:
Number of Units Required to
Units Comply
7 0
8-14 1
15-21 2
22-28 3
29-35 4
36-42 5
etc.
"Separate houses designed as single-family residences" shall not include
townhouses. Townhouses shall be considered accessible when the first
floor is accessible and contains an accessible bathroom and a bedroom.
20.1.12 Add Section 1402.4.1:
Approved methods shall include the removal of metal wall ties from the
exterior of foundation walls and the holes sealed.
20.1.13 Add Section 1806.1.1:
All foundations shall be engineered foundations designed by a licensed
Colorado engineer. The engineered foundation shall be based on a soils
analysis for the specific location where the foundation is to be installed.
20.1.13.1 Add section 1806.1.1 Exception 1:
When not required under the provisions of this Code or any other Weld
County ordinances or development standards, an engineered foundation
shall not be required for foundations conforming to Table 18-I-C of the
UBC provided that a written soils report prepared by a Colorado licensed
engineer is filed with the building official. The soils analysis must
reference the specific location where the construction will take place,
contain the information required by Section 1804.3 of the UBC, and
indicate that there are no problems or concerns with the load bearing
capacity of the soil.
When an engineered foundation is not required under the provisions of
Section 20.1.12.1 of this Code, the following standards shall apply:
20.1.13.2 Add Section 1806.1.1 Exception 1.1:
The spread footing is to be 8" thick by 16" wide. The foundation wall
shall be 8" thick. (Foundations supporting three floors shall follow the
footing and wall sizes outlined in Table 18-I-C of the UBC.) Continuous
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#4 rebar is to be installed horizontally in the wall 12" above the footing
and spaced every two feet horizontally thereafter. Minimum #3 rebar shall
be spaced vertically every 4 feet. Vertical rebar is to extend into the
footing. The bottom of the foundation shall be a minimum of 30" below
grade. Anchor bolts shall be installed as per Section 1806.6 of the UBC.
20.1.13.3 Add Section 1806.1.1 Exception 1.2:
Horizontal rebar is not required for stem walls less than four feet in
height. Minimum #3 rebar shall be spaced vertically every 4 feet.
Vertical rebar is to extend into the footing. In place of the vertical rebar, a
keyway may be inserted into the footing. Anchor bolts shall be installed
as per Section 1806.6 of the UBC.
20.1.13.4 Add Section 1806.1.1 Exception' 2:
Foundations for additions or attached garages to single family dwellings
may follow the original design drawings drawn by a licensed Colorado
engineer for the existing home provided those drawing contain a soil
analysis report. The original engineered foundation drawings shall be
duplicated and a copy placed in the building permit for the addition.
When an engineered foundation is not required under the provisions of
Section 20.1.12.1 of this Code, the following standards shall apply:
20.1.13.5 Add Section 1806.1.1 Exception 2.1:
An addition or attached garage may be installed on a monolithic
foundation with an 8" footing that extends 30" below grade. The footing
will have continuous #4 rebar top and bottom equally spaced. Concrete
shall extend 6" above grade with a thickened edge and a minimum 3 '/z "
slab. Anchor bolts shall be installed as per Section 1806.6 of the UBC.
20.1.13.6 Add Section 1806.1.1 Exception 3:
Detached garages with wood framing and no brick or masonry may use a
monolithic foundation with an 8" thick footing which extends 12" below
grade. Two #4 rebar shall be installed horizontally along the footing, one
4" to 6" above the bottom of the wall. The second is to be installed above
grade two inches below the top of the slab in the thickened portion of the
foundation. The slab shall be a minimum 3 '/ " thick. Anchor bolts shall
be installed as per Section 1806.6 of the UBC.
20.1.13.7 Add Section 1806.1.1, Exception 4:
When there is no evidence of unstable or expansive soil conditions, a
foundation consisting of block piers and tie-downs is permitted when
installed according to the manufacturer's installation manual. When a
mobile or manufactured home has been previously set up and the
manufacturer's installation manual is no longer available, the foundation
shall meet the standards set out in Section 20.8.2.1 of this Code.
20.1.13.8 Add Section 1806.1.1, Exception 5:
Pole structures shall meet the requirements of the Weld County Building
Inspection Department. Drawings for pole structures must be submitted
and approved before the structure is erected and before a building permit
is issued. (Drawings are not required for buildings that qualify as
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agricultural exempt, as defined in Section 30.1.13 of this Code.)
20.1.14 Amend the first sentence of Section 2320.11.4 # 1, to read:
In one story buildings, each panel shall have a height of not more than 10
feet (3408mm).
20.2 International Mechanical Code: The publication of the International Code
Counsel, Inc., known as the International Mechanical Code, 1998 Edition,
including appendix A, is incorporated by this reference as a part of this
Code for the purpose of providing for the inspection of heating,
ventilating, cooling, and refrigeration equipment and the issuance of
mechanical permits in Weld County, Colorado, with the following
amendments:
20.2.1 Delete Section 106.4.3. (See Section 83 of this Code)
20.2.2 Delete Section 109. (See Section 90 of this Code)
20.2.3 Amend 604.1 to read:
Duct insulation shall conform to the requirements of Section 604.2
through 604.11 and Section 20.6.1.2.6.2 of the Weld County Building
Code Ordinance.
20.2.4 Amend Section 1304.9 to read:
All underground utilities located outside a building or structure, including
telephone and cable television, shall be separated by a minimum of 12
inches. Such separation may be horizontally or vertically. (See Section
603.2 and 603.2.1, of the IPC for water and sewer separation; 20.4.8 of
this Code)
20.2.4.1 Add Section 1304.9.1:
All such utilities referred to in Section 20.2.4 of this Code, shall be
separated a minimum of 12 inches horizontally from cesspools, septic
tanks, septic tank drainage fields or seepage pits.
20.2.5 Delete the last sentence of 1304.18 and add:
This inspection shall include a pressure test, at which time the gas piping
shall stand a pressure of not less than 10 pounds per square inch. Test
pressures shall be held for a length of time satisfactory to the building
official but not less than 15 minutes, with no perceptible drop in pressure.
For welded piping, and for piping carrying gas at a pressure exceeding 14
inches water column pressure, the test pressure shall be 60 pounds per
square inch and shall be continued for a length of time satisfactory to the
building official but less than 30 minutes. These tests shall be made in
the presence of the building official. Necessary apparatus for conducting
tests shall be furnished by the permit holder or his representative.
20.2.6 Add Section 1308.1.1:
Liquefied petroleum gas facilities shall not be located in any crawlspace,
pit, or basement, under show windows or interior stairways, in engine,
boiler, heater, or electrical meter rooms. When not prohibited by another
regulation, approved liquefied petroleum gas metering devices may be
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located in the open, under exterior stairways.
20.2.6.1 Add Section 1308.1.2:
Liquefied petroleum gas piping shall not serve any appliance located in a
pit, crawlspace, or basement where gas that is heavier than air might
collect and form a flammable mixture.
20.2.6.2 Add Section 1308.1.2, Exception:
Liquefied petroleum gas appliances may be used in any basement, or
when replacing an existing LP appliance in an existing crawlspace, if
approved sensors, an automatic gas shutoff valve, and an audible alarm
are installed. The sensor, valve, and alarm shall be approved by the
building official prior to installation. The gas shutoff valve (solenoid) shall
be located directly outside the home on the exterior wall where the gas
piping penetrates the wall. When such location is impractical, an
alternate location agreeable to the building official may be approved.
20.3 National Electrical Code. The publication of the National Fire Protection
Association, known as the National Electrical Code, 1999 Edition, NFPA
No. 70-1999, is incorporated by this reference as a part of this Code for
the purpose of establishing standards for the inspection of electrical
installations and issuance of electrical permits in Weld County, Colorado,
with the following amendments:
20.3.1 Add Section 110-2 (a):
Fault current calculations, load calculations, and one line diagrams shall
be submitted and approved for any electrical service over 200 amps.
Such approval shall be obtained prior to the construction or release of the
electrical service.
20.3.2 Change Section 230-70 (a) to read:
The service disconnecting means shall be installed at a readily accessible
location on the exterior of a building or structure adjacent to the electrical
metering equipment.
20.3.2.1 Add Section 230-70 (a), Exception No. 1: The service disconnecting
means may be located inside a building or structure at a readily
accessible location if the service disconnecting means is placed back-to-
back with the metering equipment and the total service entrance
conductor length does not exceed three feet six inches measured from
the exterior wall of the structure. The service disconnecting means shall
also be located on the ground level.
20.3.2.2 Add Section 230-70 (a), Exception No. 2:
The service disconnecting means may be located inside a building or
structure at a readily accessible location if the service entrance
conductors enter the building under a minimum 2 inch thick concrete slab
or floor. The total length of the service entrance conductors from the top
of the floor to the point of termination in the service disconnecting means,
shall not exceed seven feet. The service disconnecting means shall be
located on the ground level. Service conductors installed under and
inside the building shall be installed in an approved raceway for their
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entire length.
20.3.3 Amend the first paragraph of Section 250-50 to read:
If available on the premises at each building or structure served, each
item (a) through (d) below, and any made electrodes in accordance with
Sections 250-83 (c) and (d), shall be bonded together to form the
grounding electrode system. (Item (a) shall be required as part of the
water supply or distribution system.) The bonding jumper(s) shall be
installed in accordance with Sections 250-64 (a), (b), and (e), shall be
sized in accordance with Sections 250-66, and shall be connected in the
manner specified in Section 250-70.
20.3.3.1 Add 250-50, Exception after the first paragraph of Section 250-50:
Existing water supply or distribution systems which have not been
changed, modified, or expanded shall not be required to be modified by
installing 10 feet of underground metal water pipe in direct contact with
the earth.
20.3.4 Add Section 300-5 (k):
All underground utilities located outside a building or structure, including
telephone and cable television, shall be separated by a minimum of 12
inches. Such separation may be horizontally or vertically. (See Section
603.2 and 603.2.1, of the IPC for water and sewer separation; 20.4.8 of
this Code)
20.3.4.1 Add Section 300-5 (k), Exception:
All such utilities referred to in Section 20.3.4 of this Code, shall be
separated a minimum of 12 inches horizontally from cesspools, septic
tanks, septic tank drainage fields or seepage pits.
20.3.5 Add Section 422-12 (a):
Branch circuit overcurrent protection shall be provided by means of
fusing. The rating of the branch circuit overcurrent device shall not
exceed the device rating marked on the equipment. If the maximum
rating of the device is not marked on the equipment, it shall be sized in
accordance with Table 430-152. The overcurrent protection shall be
installed with the appliance disconnecting means or directly adjacent to it
in a readily accessible location outside the appliance. Overload
protection shall be provided as per Article 430 Part C.
20.3.6 Add Section 511-3 (b) Fine Print Note (FPN):
The areas described in 511-3 (a) and (b) shall also apply to private
garages as defined by the UBC.
20.4 International Plumbing Code. The publication of the International Code
Counsel, Inc., known as the International Plumbing Code, 1997 Edition,
including the International Plumbing Code Appendices (except for the
following portions of the IPC Appendices: A and B) are incorporated by
this reference as a part of this Code for the purpose of providing
standards for the inspection of plumbing systems and the issuance of
plumbing permits in Weld County, Colorado, with the following
amendments:
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20.4.1 Delete Section 106.4.3. (See section 83 of this Code)
20.4.2 Delete Section 109. (See Section 90 of this Code)
20.4.3 Amend the last sentence of Section 305.6 to read:
Water service pipe shall be installed not less than 42 inches deep.
20.4.4 Amend Section 305.6.1 to read:
Building sewers that connect to private sewage disposal systems shall be
a minimum of 12 inches below finished grade at the point of septic tank
connection. Building sewers shall be a minimum of 12 inches below
grade.
20.4.5 Add Section 306.5:
All underground utilities located outside a building or structure, including
telephone and cable television, shall be separated by a minimum of 12
inches. Such separation may be horizontally or vertically. (See Section
603.2 and 603.2.1, of the IPC for water and sewer separation; 20.4.8 of
this Code)
20.4.6 Delete Section 403. (UBC Appendix Chapter 29 is to be used to
determine the minimum number of plumbing fixtures).
20.4.7 Amend Section 502.4 and Exception to read as does Section 303.3 and
Exception in the 1998 International Mechanical Code.
20.4.8 Amend Section 603.2.1 to read:
Potable water service pipes shall be separated a minimum of 12 inches
horizontally from cesspools, septic tanks, septic tank drainage fields or
seepage pits. (see Section 605.2 for soil and groundwater conditions).
20.4.9 Amend 606.2, #1 to read:
On the fixture supply to each plumbing fixture except for residential bath-
tubs and showers.
20.4.10 Delete Table 704.1.
20.4.10.1 Amend Section 704.1 to read:
Horizontal drainage piping shall be installed in uniform alignment at
uniform slopes. The minimum slope of horizontal drainage piping shall
be not less than one-fourth of an inch per foot or 2 % toward the point of
disposal provided that, where it is impractical due to the depth of the
street sewer or to the structural features or the arrangement of any
building or structure to obtain a slope of one-fourth of an inch per foot or
2%, any such pipe or piping four inches or larger in diameter may have a
slope of not less than one-eighth of an inch per foot or 1%, when first
approved by the Administrative Authority.
20.4.11 Delete 802.1.1, Exception.
20.4.12 Amend Section 904.1 to read:
All open vent pipes that extend through the roof shall be terminated at
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least 6 inches above the roof and no less than one foot from any vertical
surface, except that where a roof is to be used for any purpose other than
weather protection, the vent extensions shall be run at least 7 feet (2134
mm) above the roof.
20.4.13 Amend Table 906.1:
The minimum slope (inch per foot) for 3 inch drain piping shall be 1/4
inch. See Section 20.4.5.1 of this Code.
20.4.14 Add 912.1, Exception 1:
A single bathroom group of fixtures may be installed with the drain from
an individually vented lavatory serving as a wet vent for a bathtub,
shower compartment, or floor drain and for a water closet provided the
requirements listed below are met:
20.4.14.1 Add 912.1, Exception 1.1:
Not more than four fixtures units drain into a minimum 2 inch diameter
wet vent. Kitchen sinks, dishwashers, or automatic clothes washer
connections are not permitted.
20.4.14.2 Add 912.1, Exception 1.2:
The horizontal branch drain connects to the stack at the same level as
the water closet drain; or it may connect to the upper half of the
horizontal portion of the water closet bend at an angle not greater than 45
degrees from the direction of flow.
20.4.14.3 Add 912.1, Exception 1.3:
Trap arm sizes and lengths shall conform to Table 912.3 and Table
906.1.
20.4.15 Amend C101.1, Exception to read:
Gray water systems shall be permitted to be used for irrigation when
specific approval is given by the building official and the Weld County
Health Department. Such systems shall be designed as required by
Section 105.
20.4.16 Delete the last sentence of Add G104.18 and add:
This inspection shall include a pressure test, at which time the gas piping
shall stand a pressure of not less than 10 pounds per square inch. Test
pressures shall be held for a length of time satisfactory to the building
official but not less than 15 minutes, with no perceptible drop in pressure.
For welded piping, and for piping carrying gas at a pressure exceeding 14
inches water column pressure, the test pressure shall be 60 pounds per
square inch and shall be continued for a length of time satisfactory to the
building official but less than 30 minutes. These tests shall be made in
the presence of the building official. Necessary apparatus for conducting
tests shall be furnished by the permit holder or his representative.
20.4.17 Add Section G108.1.1:
Liquefied petroleum gas piping shall not serve any appliance located in a
pit, crawlspace, or basement where gas that is heavier than air might
collect and form a flammable mixture. When not prohibited by another
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regulation, approved liquefied petroleum gas metering devices may be
located in the open, under exterior stairways.
20.4.17.1 Add Section G108.1.2:
Liquefied petroleum gas piping shall not serve any appliance located in a
pit, crawlspace, or basement where heavier-than-air gas might collect to
form a flammable mixture.
20.4.17.2 Add Section G108.1.2, Exception:
Liquefied petroleum gas appliances may be used in any basement, or
when replacing an existing LP appliance in an existing crawlspace, if
approved sensors, an automatic gas shutoff valve, and an audible alarm
are installed. The sensor, valve, and alarm shall be approved by the
building official prior to installation. The gas shutoff valve (solenoid) shall
be located directly outside the home on the exterior wall where the gas
piping penetrates the wall. When such location is impractical, an
alternate location agreeable to the building official may be approved.
20.5 Uniform Code for the Abatement of Dangerous Building. The publication
of the International Conference of Building Officials known as the Uniform
Code for the Abatement of Dangerous Buildings, 1997 Edition, is
incorporated by this reference as a part of this Building Code for the
purpose of establishing standards and procedures for the abatement of
dangerous buildings by repair, rehabilitation, demolition or removal with
the following amendments:
20.5.1 Delete Section 205.
20.5.2 Delete the reference to the "Housing Code" in Section 301.
20.5.2.1 Amend the definition of Dangerous Building in Section 301 to read:
" Dangerous Building is any building or structure deemed to be
dangerous under the provisions of Section 302 of this code. The terms
"building" or "structure" shall include mobile home, manufactured home,
and factory built home in this definition and whenever used in this code."
20.5.3 Amend Section 302 to add the following to the end of the sentence:
"...or as listed in CRS Section 30-15-401 (I) (Q). "
20.5.4 Amend Section 501.1, Item 1 to read:
A heading in the words "Before the Code Board of Appeals in and for the
County of Weld, State of Colorado".
20.5.5 Delete Section 601.1.
20.5.6 Amend Section 601.3, by changing the word "phonographic" to
"stenographic" and the last sentence shall say, "Such fees shall be as
previously established by the Board of County Commissioners, but shall,
in no event, be greater than the cost involved."
20.5.7 Amend Section 602 to read:
The notice requirement shall read: "You are hereby notified that a hearing
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will be held before the Weld County Code Board of Appeals at on the day
of , 19 , at the hour of_M., upon the notice and order served
upon you. You may be present at the hearing. You may be, but need not
be, represented by counsel. You may present any relevant evidence and
will be given full opportunity to cross-examine all witnesses testifying
against you."
20.5.8 Delete Section 603.
20.5.9 Delete Sections 605.2, 605.3, 605.4, 605.5, and 605.6.
20.5.10 Amend Section 701.3, Item 3 to read:
The Board of County Commissioners, upon the request of the building
official may, in addition to any other remedy herein provided..."
20.5.11 Amend Section 801.1 to read:
Procedure. When any work of a repair or demolition is to be done
pursuant to Section 701.3, Item 3, of this Code, the Board of County
Commissioners shall issue an order directing the work to be
accomplished by personnel of Weld County or by a private contract under
the direction of a designated employee of the County. The plans and
specifications therefor may be prepared by said employee, or he may
employ such architectural and engineering assistance on a contractual
basis as he may deem reasonably necessary. If any part of the work is
to be accomplished by private contract, standard Weld County
contractual procedures shall be followed."
20.5.12 Add Section 801.2.1:
The costs of abatement may be collected by means of a lien on real
property provided that the building or structure meets the following
criteria. A lien may be placed on property in order to obtain
reimbursement for costs of removal of any building or structure, except
for a building or structure on affected land subject to the 'Colorado Mined
Land Reclamation Act' as the term 'affected land' is defined in Section
34-32-103(1), C.R.S., or on land subject to the 'Colorado Surface Coal
Mining Reclamation Act', pursuant to Article 33 of Title 34, C R.S., the
condition of which presents a substantial danger or hazard to public
health, safety, or welfare, or any dilapidated building of whatever kind
which is unused by the owner, or uninhabited because of deterioration or
decay, which condition constitutes a fire hazard, or subjects adjoining
property to danger of damage by storm, soil erosion, or rodent
infestation, or which becomes a place frequented by trespassers and
transients seeking a temporary hideout or shelter. The Board may
assess the whole cost of removal, including incidental cost and a fee for
inspection, which fee shall be five percent of the total amount due in
connection therewith, upon the property from which such building or
structure has been removed. This assessment shall constitute a lien
against such property until paid.
20.5.13 Delete Section 802.
20.5.14 Amend Section 904 so that report of the director shall also be report of
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"designated employee".
20.5.15 Delete Section 906.
20.5.16 Amend Section 908.2 to read:
All such assessments shall be due and payable in full within thirty days
after the assessment is placed upon the assessment roll unless provision
has been made for installment payments in which case a failure to pay in
full within thirty days shall constitute an election to pay in installments. All
such assessments remaining unpaid after thirty days from the date of
recording or thirty days past the due date for the annual installment shall
become delinquent and shall bear interest at a rate of one percent (1%)
per month or fraction thereof. Amend Section 901 by substituting
"designated employee" for "director of public works."
20.5.17 Delete Section 909.
20.5.18 Amend Section 910 to read:
A certified copy of the assessment shall be filed with the County report
shall be those with the same parcels in the County Assessor's record for
the current year.
20.5.19 Amend Section 911 to read:
The amount of assessment shall be collected at the same time and in the
same manner as general property taxes are collected; and shall be
subject to the same penalties and procedures and sale in the case of
delinquency as provided for general property taxes. All laws applicable
to the levy, collection, and enforcement of property taxes shall be
applicable to such assessment. Notwithstanding the foregoing, the
Treasurer shall collect against the property an additional ten percent
penalty for the cost of collection. The Treasurer is authorized to combine
these special assessments with any ordinary property taxes going to sale
and to accept one bid for both special assessments and ordinary property
taxes.
20.5.19.1 Amend the second paragraph of Section 911 to read:
If the Board of County Commissioners of this jurisdiction has determined
that the assessment shall be paid in installments, if any installment is
delinquent, the amount thereof is subject to the same penalties and
procedures for sale as provided for ordinary property taxes.
20.5.19.2 Add the following paragraph after the second paragraph of Section 911:
Failure to pay any installment, whether of interest or principal, when due,
shall cause the whole of the unpaid principal to be due and collectible
immediately, and the whole amount of unpaid principal and accrued
interest shall thereafter draw interest at the rate of one percent (1%) per
month or portion thereof until the day of sale; but any time prior to the day
of sale, the owner may pay the amount of all unpaid installments
including unpaid interest, with additional interest as set forth herein and
all penalties and costs of collections accrued and shall thereupon be
restored the right hereafter to pay in installments in the same manner as
if default had not been suffered. The owner of any property not in default
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as to any installments or payment may, at any time, pay the whole of the
unpaid principal with the interest accruing to the maturity of the next
installment of the interest and principal.
20.5.20 Amend Section 912 to read:
Those provisions allowing the imposition of a lien on property for removal
or demolition shall be applicable only as to properties for which a hearing
has not yet been held pursuant to Chapter 9 of the Uniform Code for the
Abatement of Dangerous Buildings, 1997 Edition.
20.6 Energy Conservation Standards
20.6.1 Residential
20.6.1.1 Definitions
20.6.1.1.1 Residential Structures. Any buildings which are Group R Occupancies as
defined in the UBC. These include but are not limited to, one and two
family residences, townhouses, condominiums, lodging houses,
apartment buildings, hotels and motels, manufactured homes as defined
in Section 11.11 and mobile homes as defined in 11.12 of this Code.
See Section 11.15. Energy conservation values for manufactured
housing shall be as per HUD requirements). Group U Occupancies as
defined in the UBC are exempt from the requirements of Section 20.6 of
this Code. Included in this exemption would be private garages, carports,
sheds, agricultural buildings, tanks, and towers.
20.6.1.1.2 R-Value. The reciprocal of the average overall coefficient of heat
transmission in BTU's (British Thermal Units) per hour. The term is
applied to usual combinations of insulation materials, as generally
recognized and accepted in the residential building construction industry.
20.6.1.2 Insulation Requirements. In addition to the requirements of the Uniform
Building Code, insulation in residential buildings in Weld County,
Colorado, shall conform to the following standards:
20.6.1.2.1 Portion of Buildings R-Value
Ceilings R-19
Sidewalls R-11
Subfloors over unheated R-11
crawlspaces or sidewalls
of foundation
20.6.1.2.2 Insulation having a minimum R-Value of 11 shall be used in all exterior
walls contiguous to unheated areas above grade.
20.6.1.2.3 Insulation having a minimum R-Value of 19 shall be used in all exterior
ceilings of heated areas above grade.
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20.6.1.2.4 All windows shall be double-glazed.
20.6.1.2.5 All exterior doors or doors leading to unheated areas above grade shall
be weather stripped and sliding glass doors shall be double-glazed.
20.6.1.2.6 Crawl spaces may be insulated by different methods as described below:
20.6.1.2.6.1 If a furnace is installed in the crawlspace the foundation walls may be
insulated with minimum R-11 insulation and closable vents installed. Air
vents meeting the code must be installed to provide combustion air for
the furnace or other gas appliances. If the crawl space is heated then the
foundation walls must be insulated with a minimum of R-11 insulation and
no exterior vents installed provided no heating equipment is installed in
the crawlspace.
20.6.1.2.6.2 In an unheated crawlspace either the subfloor can be insulated or the
walls of the crawlspace. If the crawl space walls are insulated, floor joist
end cavities around the perimeter of the crawlspace must also be
insulated. When the floor is insulated then heating ducts are to be
insulated with a minimum of R-4 insulation. Crawlspace walls are to be
insulated to a depth of a minimum of 18 inches below grade. Such shall
be covered with a material that meets the restrictions of the UBC. (See
Section 2602 UBC for foam plastic insulation.)
20.6.1.2.7 Computation submitted by a licensed architect or engineer that the total
energy required in a residential building, through design or otherwise,
equals or is less than the total energy used if the building is built
according to standards contained in this section, shall be considered an
acceptable alternative for conformance with the prescriptive standards
set forth in this section. The total energy required shall be computed as
the annual estimated BTU's necessary to heat, cool, and light the
proposed residential building.
20.7 State and Federal Requirements. The standards adopted in this Code
are in addition to any standards or requirements for buildings or
structures imposed by statute or regulation of the State of Colorado or
the United States. Where standards contained in this Code conflict with
such State or Federal requirements, the more restrictive standard shall
apply.
20.8 Mobile and Manufactured Home Installation Standards. Any mobile or
manufactured home located in or relocated within Weld County shall
meet the following installation standards. The building official may
authorize the use of different materials or methods which will accomplish
substantially the same result.
20.8.1 Setbacks. Zoning setbacks shall meet the requirements set forth in the
Weld County Zoning Ordinance. Additionally, distances from other
structures or property lines shall be as specified in Table No. 5-A of the
UBC. Mobile and manufactured homes shall fall within group R-3 in this
table.
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20.8.2 Foundations. Basement or crawlspace foundations for mobile or
manufactured homes shall be engineered by a licensed Colorado
engineer. The engineered foundation shall be based on a soils analysis
for the specific location where the foundation is to be installed.
20.8.2.1 An engineered foundation is required where unstable or expansive soil
conditions are encountered. Otherwise, a foundation consisting of block
piers and tie-downs shall be according to the manufacturer's installation
manual. When a mobile or manufactured home has been previously set
up and the manufacturer's installation manual is no longer available, the
foundation shall meet the following standards based on ANSI A225.1-
1987: (See Section 20.1.12.4 of this Code.)
20.8.2.2 Footings. The footings shall consist of two, 8 inch by 16 inch by 4 inch
solid concrete blocks, or equivalent, and shall be set on undisturbed soil
which is free of organic material. Blocks shall be placed so that the 16
inch dimension is parallel to the main frame of the home.
20.8.2.2.1 The supports shall begin not more than 2 feet from the exterior of each
end wall. Supports shall be installed directly under the main frame
(chassis) of the home.
20.8.2.2.2 Poured footings shall be centered directly under the main frame.
Footings shall consist of concrete pads a minimum of 24 inches by 24
inches by 6 inches. Two pieces of#4 (#13 metric, '/") rebar shall be
placed in each direction before pouring. The bottom of the solid concrete
base shall be a minimum of 12 inches below undisturbed soil which is
free of organic material. Piers shall be centered and rest solidly on the
footing.
20.8.2.2.3 Continuous footings shall be poured directly below each main frame.
Such footings shall be a minimum of 20 inches wide and 6 inches thick.
Two pieces of#4 (#13 metric, '/") rebar shall be placed in the long
dimension before pouring. The bottom of the footing shall be a minimum
of 12 inches below undisturbed soil which is free of organic material.
Piers shall be centered and rest solidly on the footing.
20.8.2.2.4 Continuous footings may be used in conjunction with caissons, as
specified by the Weld County Building Inspection Department, to provide
a permanent installation. (See Section 20.8.3 of this Code)
20.8.2.3 Piers. Piers shall be placed not more than 2 feet from the exterior of
each end wall and at maximum intervals of 8 feet. Supports shall be
installed directly under the main frame (chassis) of the home.
20.8.2.3.1 Piers less than 36 inches in height, shall be constructed of open or closed
cell, 8 inch by 16 inch by 8 inch concrete blocks (with open cells vertically
placed upon the footing. Wood railroad ties are not acceptable for
blocking). Single stacked block piers shall be installed with the 16 inch
dimension perpendicular to the main (I-beam or channel beam) frame.
Each pier shall be topped (capped) with an 8 inch by 16 inch by 4 inch
solid concrete block or eniuvalent.
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20.8.2.3.2 Piers between 36 inches and 80 inches in height and all corner piers over
three blocks high, shall be double blocked with blocks interlocked and
capped with two, 8 inch by 16 inch by 4 inch solid concrete blocks or
equivalent. The solid concrete cap blocks shall be placed so that the 16
inch dimension is perpendicular to the main frame of the home.
20.8.2.3.3 Wood wedging (shims) shall be driven tight between each pier cap and
the main frame member of the mobile or manufactured home if
necessary. Shims shall not exceed I inch in thickness. Shims shall be at
least nominal 4 inches wide and 6 inches long. Wood more than 4
inches thick shall not be permitted.
20.8.2.3.4 Steel piers when used shall be protected from corrosion by factory
installed coatings.
20.8.2.3.5 A minimum clearance of 12 inches shall be maintained beneath the
lowest member of the main frame (I-beam or channel beam) and the
ground area under the home.
20.8.2.4 Anchors and Ties. Anchors and ties shall be according to the
manufacturer's installation manual. When a mobile or manufactured
home has been previously set up and the manufacturer's installation
manual is no longer available, the anchor and ties shall meet the
following standards based on ANSI A225.1-1987:
20.8.2.4.1 Ground anchors for securing ties shall be one of the following types:
screw augers, expanding anchors, concrete deadmen, or equivalents
approved by the building official. Any type of ground anchor used shall
have a minimum holding power of 4,725 pounds. Ground anchors shall
be placed at a minimum depth of four (4) feet or at a greater depth if
determined necessary by the Weld County Building Inspection
Department.
20.8.2.4.2 Either over-the-top ties or frame ties shall be used to secure mobile and
manufactured homes fourteen (14) feet or less in width. Double-wide
homes need only be secured by frame ties.
20.8.2.4.3 Each over-the-top tie shall be secured to an anchor at each side of
mobile and manufactured homes. An over-the-top tie shall be located
within two feet of each end of the home with a third over-the-top tie
secured over the center of the home. Each over-the-top tie shall be
placed over the home at a stud location. Adapters or wood blocks shall
be used where the ties go over the roof corners to prevent sharp bends in
the over-the-top ties and to prevent them from cutting into the unit when
tension is applied. Concealed tie down straps built in under the skin of
mobile and manufactured homes are an acceptable alternative to
providing over-the-top ties. Each over-the-top tie or concealed tie down
strap shall be tightened snug to an anchor.
20.8.2.4.4 Each frame tie shall connect the main frame of the mobile or
manufactured home to an anchor located outside the opposite main
frame member. Any mobile or manufactured home 50 feet or less in
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length shall have a minimum of 4 frame ties. Homes 50 to 73 feet in
length shall have a minimum of 6 frame times. Any home over 73 feet in
length shall have 8 frame ties. Each frame tie shall be tightened snug to
an anchor.
20.8.2.4.5 Ties shall consist of galvanized steel strapping (1% x .035") with a
minimum breaking strength of 4,725 pounds or ties shall consist of
galvanized steel cable (7/32" x 7x7 of '/" 7x19) with a minimum breaking
strength or 4,725 pounds. The building official may approve alternate
materials of equal strength.
20.8.2.4.6 When strapping or cables are connected to turnbuckles or to yoke-type
fasteners and tensioning devices, connections shall be made so that the
overall strength of the tie downs is not reduced. Turnbuckles shall be '/z'
galvanized steel or the equivalent as approved by the building official.
20.8.2.4.7 Hook ends or open eyes are not permitted as connection devises. "Eye
and eye" or "draw and draw" type turnbuckles are acceptable as
connection devices. Cable ends shall be secured with at least three U-
bolt-type cable clamps with the U portion of the clamp installed on the
short (dead) end of the cable. Materials and connecting devices of
equivalent strength may be utilized upon approval by the Weld County
Building Inspection Department.
20.8.3 Permanent Installations. Permanent installations shall consist of
caissons 12" in diameter with a 24" by 24" pad located on top of the
caisson. The bottom of the caisson shall be a minimum of 30" below
grade. The pad will contain three pieces of no. 4 (#13 metric, '/ ") rebar
laid in opposite directions. The top of the pad is to be at grade level.
One piece of no. 4 rebar is to extent from the bottom of the caisson, up
through the pad, and weld to the metal rail or beam of the mobile or
manufactured home. The length of the rebar that is welded, shall be 6
inches. Caissons are to be directly centered under the frame with the
end caissons located no more than two feet from the exterior end wall. A
total of six caissons shall be installed for a single wide home, twelve for a
double wide home. Caissons placed along the longer dimension of the
home shall be equally spaced.. (The Weld County Building Inspection
Department shall only inspect, as a courtesy, permanent installations
using caissons on new setups. The inspection department shall not get
involved in permitting nor inspecting the retrofitting of existing mobile and
manufactured homes with permanent installations, see Section 30.1.17 of
this Code. A permanent installation is not the same as a permanent
foundation and is intended only for the purposes of financing and the
purging of titles as required by the Weld County Assessor. A permanent
installation shall not be substituted for the requirements of Section
20.8.2.4 of this Code.)
20.8.4 Skirting. Skirting shall be provided around the bottom of the mobile and
manufactured home to ground level. Skirting shall be made of a material
which is approved for exterior use by the UBC. Skirting must have non-
closing vents located at or near each corner and as high as possible.
Open vent area must he enii2l to at least one foot for every 150 square
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feet of the home's floor area.
20.8.5 Retaining Walls. Retaining walls installed around the outside perimeter
of mobile and manufactured homes for the purpose of ground setting,
shall be constructed so as to resist loads due to lateral pressure.
20.8.5.1 All wood used in retaining or crib walls shall be treated wood.
20.8.6 Landings and Steps. Landings and steps shall meet the standards of
Chapter 10 of the UBC.
20.8.7 Minimum Plumbing Requirements. Every mobile and manufactured
home used as a dwelling unit, shall be provided with a kitchen sink and a
bathroom equipped with facilities consisting of a water closet, lavatory
and either a bathtub or shower. Each sink, lavatory and either a bathtub
or shower shall be equipped with hot and cold running water necessary
for its normal operation.
20.8.8 Approved Sewage Disposal. All mobile, manufactured, and factory built
homes shall be connected to either an approved public or private sewage
disposal system. Private sewage disposal systems are subject to
permitting requirements of the Weld County Individual Sewage Disposal
System Ordinance #9-E, as amended, as administered by the Weld
County Health Department. The home shall not be occupied nor a final
building approval or certificate of occupancy issued until the septic permit
has been given final approval by the Weld County Health Department.
20.8.9 Temporary Storage. A mobile or manufactured home receiving a zoning
permit for temporary storage, shall only be required to be blocked and
tied down. No utility hookups of any type, including septic systems, shall
be allowed.
20.9 Area of Special Flood Hazards Standards: All new construction and
substantial improvements within an area of special Flood Hazards shall
meet the following standards:
20.9.1 For all new construction and substantial improvements, fully enclosed
areas below the lowest floor that are subject to flooding shall be designed
to automatically equalize hydrostatic flood forces on exterior walls by
allowing for the entry and exit of flood water. Designs for meeting this
requirement must either be certified by a registered professional engineer
or architect or must meet or exceed the following minimum criteria: A
minimum of two openings having a total net area of not less than one
square inch for every square foot of enclosed area subject to flooding
shall be provided. The bottom of all openings shall be no higher than one
foot above grade. Openings may be equipped with screens, louvers, or
other coverings or devices provided that they permit the automatic entry
and exit of flood water.
20.9.2 All new construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage.
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20.9.3 All new construction and substantial improvements shall be constructed
using methods and practices that minimize flood damage.
20.9.4 Electrical, heating, ventilation, plumbing, and air-conditioning equipment
and other service facilities shall be designed and/or located so as to
prevent water from entering or accumulating within the components
during conditions of flooding.
20.9.5 Mobile and manufactured homes shall be supported, tied down, and
anchored in accordance with Sections 20.8.2 of this Code.
20.9.6 All mobile and manufactured homes or those to be substantially
improved shall be elevated on a permanent foundation such that the
lowest floor of the mobile home is at or above the base flood elevation
and is securely anchored to an adequately anchored foundation system.
20.9.7 No final inspection shall be approved for any new construction,
substantial improvements of any structure, mobile or manufactured home
within an area of Special Flood Hazards until the property owner submits
an elevation certification or flood proofing certification completed by a
Colorado registered professional engineer or architect. Certifications
shall be on forms furnished by the building official.
20.9.8 No final inspections shall be approved for any oil and gas production
facilities located within an area of special flood hazard until the facilities
are anchored to resist flotation, collapse, or lateral movement. The
method of anchoring shall be approved by the building official.
20.10 Uniform Housing Code. Chapter ten entitled Substandard Buildings, of
the publication of the International Conference of Building Officials known
as the Uniform Housing Code, 1997 Edition, is adopted as a part of this
code.
20.10.1 Section 1001 shall be amended to read as follows: Any building or
portion thereof; including any dwelling unit, guest room or suite of rooms,
or the premises on which the same is located, and mobile home,
manufactured home or factory built home in which there exists any of the
following listed conditions to an extent that endangers the life, limb,
health, property, safety or welfare of the public or the current or future
occupants thereof shall be deemed and hereby is declared to be a
substandard building. All substandard buildings, structures, or
appendages are considered to be a violation of this code and shall be
abated by repair, rehabilitation, demolition or removal. As an alternative,
the building official, may institute any other appropriate action to prevent,
restrain, correct or abate the violation.
30 Building Permits for Buildings and Structures Other Than Mobile and Manufactured
Homes No building or structure regulated by this code shall be erected, constructed,
enlarged, altered, repaired, moved, improved, removed, converted, or demolished unless
a separate building permit for each building or structure has been first obtained from the
Weld County Building Inspection Department. (Before any demolition permits are issued,
approval must be given by the Weld County Health Department.)
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30.1 Exemptions. Exemptions from the permit requirement of this Code shall
not be deemed to grant authorization for any work to be done in any
manner in violation of the provision of this Code or any laws of the State
of Colorado, the Weld County Zoning Ordinance, or other resolutions or
ordinances of Weld County. Unless otherwise exempted by this Code,
separate plumbing, electrical and mechanical permits will be required for
the items listed below.
A building permit shall not be required for:
30.1.1. Public Utility towers and poles.
30.1.2 One story detached accessory building provided that::
30.1.2.1 The floor area does not exceed 120 square feet.
30.1.2.2 The accessory building is subordinate to the principal building.
30.1.2.3 The accessory building is located on the same lot or parcel as the
principal building.
30.1.2.4 The accessory building is used solely for the storage of lawn and garden
tools, play houses, and the shelter of livestock, grain, hay, or poultry.
30.1.3 Fences.
30.1.4 Oil derricks.
30.1.5 Movable cases, counters, and partitions not over 5 feet 9 inches high.
30.1.6 Retaining walls which are not over 4 feet in height, measured from the
bottom of the footing to the top of the wall, unless supporting a surcharge
or impounding Class I, II or III-A liquids.
30.1.7 Water tanks supported directly upon grade if the capacity does not
exceed 5,000 gallons and the ratio of height to diameter or width does
not exceed 2:1.
30.1.8 Platforms, walks, and driveways not more than 30 inches above grade
and not over any basement or story below. This exemption does not
apply to any platforms, decks, or landings attached to or placed adjacent
to any building or structure.
30.1.9 Painting, papering and similar finish work.
30.1.10 Temporary motion picture, television and theater stage sets and scenery.
30.1.11 Window awnings supported by an exterior wall of Group R Division 3, and
Group U Occupancies when projecting not more than 54 inches.
30.1.12 Pre-fabricated swimming pools accessory to a Group-R, Division 3
occupancy in which the pool walls are entirely above the adjacent grade
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and if the capacity does not exceed 5,000 gallons.
30.1.13 Buildings or structures in the "A" Agricultural zone designed and
constructed to house farm implements, hay, grain, poultry, livestock, or
other horticultural products. This structure shall not be a place of human
habitation or a place of employment where agricultural products are
processed, treated, or packaged, nor shall it be a place used by the
public. This exemption shall not apply in platted subdivisions or
unincorporated towns filed and recorded in the Weld County Clerk and
Recorder's office or on property approved as a Site Specific Development
Plan as defined by the Weld County Zoning Ordinance.
30.1.13.1 Such buildings or structures shall meet the following requirements:
30.1.13.1.1 The only utility allowed is electricity. Although the building is structurally
exempt from a building permit, an electrical permit and fee is required.
(See Section 30.1 of this Code).
30.1.13.1.2 The type of construction used must be the type that would not normally
require engineering. For example, a structural steel building would not be
considered exempt from the permitting requirements of this Code.
30.1.13.2 A Certificate of Compliance for Agricultural exempt buildings is required
to be completed, signed, and filed with the Weld County Planning
Department so as to verify setbacks and establish any applicable flood
hazard requirements.
30.1.14 Re-roofing of single family dwellings and noncommercial detached
accessory structures.
30.1.15 Residing of structures.
30.1.16 Replacement of existing gas or electric water heaters.
30.1.17 Retrofitting of existing mobile or manufactured homes with permanent
installations. (See Section 20.8 of this Code).
30.1.18 Removal of underground fuel storage tanks when:
30.1.18.1 Tanks are located on rural, agricultural property that is privately owned
and when such tanks have been used only for farming purposes.
30.1.18.2 Tanks have less than 1100 gallon capacities.
30.1.18.3 Exception: If the Weld County Building Inspection Department would be
required to file a report or write a letter by either the State of Colorado,
the Federal Government, or any local agency regarding a specific
location or tank, a building permit and subsequent inspections would be
required.
30.2 Application to Existing Buildings and Structures
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30.2.1 General. Buildings and structures to which additions, alterations or
repairs are made shall comply with all the requirements of this Code for
new facilities except as specifically provided in this section.
30.2.2 Additions, Alterations or Repairs. Additions, alterations or repairs may be
made to any building or structure without requiring the existing building or
structure to comply with all the requirements of this Code, provided the
addition, alteration or repair conforms to that required for a new building
or structure.
Additions or alterations shall not be made to an existing building or
structure which will cause the existing building or structure to be in
violation of any of the provisions of this Code and such additions or
alterations shall not cause the existing building or structure to become
unsafe. An unsafe condition shall be deemed to have been created if an
addition or alteration will cause the existing building or structure to
become structurally unsafe or overloaded, will not provide adequate
egress in compliance with the provisions of this Code or will obstruct
existing exits, will create a fire hazard, will reduce required fire resistance
or will otherwise create conditions dangerous to human life. Any building
so altered, which involves a change in use or occupancy, shall not
exceed the height, number of stories and area permitted for new
buildings. Any building plus new additions shall not exceed the height,
number of stories and area specified for new buildings.
Additions or alterations shall not be made to an existing building or
structure when such existing building or structure is not in full compliance
with the provisions of this Code except when such addition or alteration
will result in the existing building or structure being no more hazardous
based on life safety, fire safety, and sanitation, than before such
additions or alterations are undertaken.
30.2.2.1 Alterations or repairs to an existing building or structure that are
nonstructural and do not adversely affect any structural member or any
part of the building or structure having required fire resistance may be
made with the same materials of which the building or structure is
constructed. The installation or replacement of glass and electrical
devices shall be as required for new installations.
30.2.3 Existing Use or Occupancy. Buildings in existence at the time of the
adoption of this Code may have their existing use or occupancy
continued, if such use or occupancy was legal at the time of the adoption
of this Code, provided such continued use is not dangerous to life,
health, and safety.
30.2.3.1 Changes in the character or use of a building shall not be made except
as specified in Section 3405 of the UBC.
30.2.4 Maintenance. All buildings and structures, both existing and new, and all
parts thereof, shall be maintained in a safe and sanitary condition. All
devices or safeguards required by this Code shall be maintained in
conformance with the code edition under which installed. The owner or
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the owner's designated agent shall be responsible for the maintenance of
buildings and structures. To determine compliance with this subsection,
the building official may cause a structure to be reinspected.
30.2.5 Moved Building. Building permits, issued pursuant to Section 30 of this
Code are required prior to any buildings or structures being moved into or
within Weld County. A pre-move permit shall also be obtained from the
Weld County Building Inspection Department and a pre-move inspection
shall be made before a building permit is issued to determine any unsafe
or substandard conditions. Any conditions determined to be unsafe or
substandard as defined in Sections 92.3.1, 92.3.2, 92.3.3 of this Code
and Chapter 10 of the Uniform Housing Code, will need to be corrected in
accordance with approved plans and prior to the issuance of a certificate
of occupancy.
30.2.5.1 In addition the following items are required for moved buildings of Group
R Occupancies.
30.2.5.1.1 Building/Structural:
30.2.5.1.1.1 Egress windows and window wells installed according to UBC.
30.2.5.1.1.2 Any opened walls are to be framed according to UBC.
30.2.5.1.1.3 All attic spaces having a height 30 inches or greater shall have an access
opening of 22" x 30".
30.2.5.1.1.4 Under floor spaces shall be provided with a 18" x 24" access opening.
30.2.5.1.2 Insulation:
30.2.5.1.2.1 Ceilings shall be insulated to R-19. Walls that are opened shall be
insulated to R-11. Subfloors over unheated crawlspaces or side walls of
foundations stem walls shall be insulated according to Section 20.6.1.2.6
of this ordinance.
30.2.5.1.3 Mechanical:
30.2.5.1.3.1 Liquefied petroleum gas appliances are not allowed in crawlspaces or
pits. LP appliances are only allowed in basements if installed with an
approved sensor, automatic gas shutoff valve, and an audible alarm.
30.2.5.1.3.2 Gas appliances must meet IMC requirements for combustion air, venting,
and required shut off valves.
30.2.5.1.4 Glazing:
30.2.5.1.4.1 Double pane or storm windows shall be installed throughout the dwellings
with safety glazing installed where required by UBC.
30.2.5.1.5 Electrical:
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30.2.5.1.5.1 Smoke detectors are to be hard wired with battery backup and located
where required by UBC. All shall be interconnected so as to sound
simultaneously under an alarm condition.
30.2.5.1.5.2 The minimum electrical service shall be 100 amps. A main breaker is
required. All bonding and grounding must be as outlined in the NEC.
30.2.5.1.5.3 GFCI protection for personnel must be installed as required by the
electrical code.
30.2.5.1.5.4 Receptacles shall be spaced and installed at locations required by NEC.
30.2.5.1.5.5 All open splices in attics or under subfloors shall accessible and placed in
boxes with covers. Any metal boxes or covers shall be properly
grounded.
30.2.5.1.5.6 A separate circuit shall be provided for central heating equipment such as
a furnace or boiler.
30.2.5.2 Buildings or structures to be moved into or within Weld County shall not
be required to conform to all of the requirements of this Code for new
buildings or structures as determined by the building official.
30.2.5.3 Any new work that is done to a moved structure must meet the
requirements of the adopted codes of this Code.
30.2.6 Temporary Buildings. Temporary structures such as reviewing stands
and other miscellaneous structures, sheds, canopies or fences used for
the protection of the public around and in conjunction with construction
work may be erected by special permit from the building official for a
limited period of time. Such buildings or structures need not comply with
the type of construction or fire-resistive time periods required by this
Code. Temporary buildings or structures shall be completely removed
upon the expiration of the time limit stated in the permit.
30.2.7 Historic Buildings. Repairs, alterations and additions necessary for the
preservation, restoration, rehabilitation or continued use of a building or
structure may be made without conformance to all the requirements of
this Code when authorized by the building official, provided:
1. The building or structure has been designated by official action of
the legally constituted authority of this jurisdiction as having
special historical or architectural significance.
2. Any unsafe conditions as described in this Code are corrected.
3. The restored building or structure will be no more hazardous
based on life safety, firesafety, and sanitation than the existing
building.
30.2.8 Mobile or Manufactured Homes. Mobile or manufactured homes no
longer meetina the definition of a mobile home, as defined by the Weld
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County Zoning Ordinance and which has the entire frame removed, shall
require a building permit, except those meeting Section 30.1.13 of the
Weld County Building Code Ordinance. Floors shall comply with Section
2306.3 of the Uniform Building Code or alternate methods approved by
the building official. Foundation requirements shall meet the standards of
Section 20.8.4 of this Code or alternate methods approved by the
building official.
30.3 Application Requirements.
30.3.1 Application. To obtain a building permit, the applicant shall first file an
application therefor in writing on a form furnished by the Weld County
Building Inspection Department for that purpose. Every such application
shall:
30.3.1.1 Have written proof of ownership in the form of a warranty deed.
30.3.1.2 Contain the number of an issued septic permit or substantiation that n
existing septic system is adequate if a private sewage disposal system is
required. Such approval shall be furnished by the Weld County Health
Department.
30.3.1.3 Include a copy of an approved well permit from the Colorado Division of
Water Resources or a letter from the water district or department stating
that a water tap is available for the location described on the permit
application. (Cisterns must receive approval from the Weld County Health
Department prior to the issuance of the building permit.)
30.3.1.4 Identify and describe the work to be covered by the permit for which
application is made.
30.3.1.5 Describe the land on which the proposed work is to be done by legal
description, street address, or similar descriptions that will readily identify
and definitely locate the proposed building or work.
30.3.1.6 Indicate the use or occupancy for which the proposed building or
structure is intended.
30.3.1.7 Be accompanied by a minimum of two sets of plans, diagrams,
computations and specifications, and other data as required in Section
106.3.2 of the UBC and Subsections 30.3.3 and 30.3.4 of this Code.
30.3.1.8 State the valuation of any new building or structure or any addition,
remodeling, or alteration to an existing building.
30.3.1.9 Be signed by the property owner or the owner's authorized agent.
30.3.1.10 Give such other data and information as may be required by the building
official.
30.3.2 Plot Plan. A plot plan of the property at suitable scale to show the
location of the proposed building or structure, shall be submitted when
application for a permit is made. The plot plan shall include distances
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from the property lines, access to the property, location and
measurements of any easements or rights-of-way, identification of any
county, state or federal roads or highways, and any existing structures
and identification of their use on the property.
30.3.3 Submittal Documents. Plans, specifications, engineering calculations,
diagrams, soil investigation reports, special inspection and structural
observation programs and other data shall constitute the submittal
documents and shall be submitted in two or more sets with each
application for a permit. When such plans are not prepared by an
architect or engineer, the building official may require the applicant
submitting such plans or other data to demonstrate that Colorado State
Law does not require that the plans be prepared by a licensed architect
or engineer. The building official may require plans, computations and
specifications to be prepared and designed by an engineer or architect
licensed by the State of Colorado to practice as such even if not required
by Colorado State Law.
30.3.3.1 The building official may waive the submission of plans, calculations,
construction inspection requirements and other data if it is found that the
nature of the work applied for is such that reviewing of plans is not
necessary to obtain compliance with the this Code.
30.3.3.2 Inspection and Observation Program. When special inspection is
required by Section 1701 of the UBC, the architect or engineer of record
shall prepare an inspection program that shall be submitted to the
building official for approval prior to issuance of the building permit.
30.3.4 Information on Plans and Specification. Plans and specifications shall be
drawn to scale upon substantial paper or cloth and shall be of sufficient
clarity to indicate the location, nature and extent of the work proposed
and show in detail that it will conform to the provisions of this Code and
all relevant laws, ordinances, resolutions, rules and regulations. The first
sheet of each set of plans shall give the house and street address of the
work and the name and address of the owner and of the person who
prepared the plans. The plans shall include a plot plan showing the
location of the proposed building and of every existing building on the
property. In lieu of detailed specifications, the building official may
approve references on the plans to a specific section or part of this Code
or any other ordinances, resolutions, regulations or laws. Computations,
stress diagrams and other data sufficient to show the correctness of the
plans shall be submitted when required by the building official. Plans for
buildings of two stories or greater of other than Group R, Division 3 and
Group U Occupancies shall indicate how required structural and fire
resistive integrity will be maintained where penetrations will be made for
electrical, mechanical, plumbing and communications conduits, pipes and
similar systems.
30.3.5 Zoning Compliance. Prior to the release of a building permit or any other
type of permit, the planning department will review the application for the
permit and all pertinent submittals to check compliance with applicable
zoning and subdivision ordinances and any other applicable rules and
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regulations. Upon approval from the planning department, the permit
application shall be given to the building official for review and issuance.
30.3.6 Approval and Issuance of Permit. The application, plans, specifications,
computations and other data filed by the applicant for a permit shall be
reviewed by the building official. If the building official is satisfied that the
work described in an application for a permit and the plans, specifications
and other data filed therewith conform to the requirements of this Code
and other pertinent laws, ordinances, resolutions and regulations, and
that the fee specified in Section 30.4 of this Code has been paid, the
building official shall issue a permit therefor to the applicant. No building
permit shall be considered finally approved until a final inspection of the
building or structure has been performed, and the inspector has
determined that the building or structure conforms to all applicable
requirements of this Code. Plans and specifications shall not be
changed, modified or altered following the plan review without
authorization from the building official, and all work shall be done in
accordance with the approved plans and this Code.
30.3.7 Partial Permit. The building official may issue a permit for the
construction of part of a building or structure before the entire plans and
specifications for the whole building or structure have been submitted or
approved, provided adequate information and detailed statements have
been filed complying with all pertinent requirements of this Code. The
holder of a partial permit shall proceed without assurance that the permit
for the entire building or structure will be granted.
30.3.8 Retention of Plans. One set of approved plans, specifications and
computations shall be retained by the building official for a period of not
less than 90 days from date of completion of the work covered therein;
and one set of approved plans and specifications shall be returned to the
applicant, and said set shall be kept on the site of the building or work at
all times during which the work authorized thereby is in progress.
30.3.8.1 When it is impossible to secure the approved plans at a job site, such as
during the early stages of construction, the approved plans shall be made
available to the inspector at each inspection.
30.3.8.2 When the approved plans or the building permit card is not present at the
job site, or an address is not posted, an inspector may ask for a
reinspection at such time when the above mentioned items are corrected.
30.4 Fees. A fee for each building permit shall be paid to the Weld County
Building Inspection Department as set forth in the fee schedule as
established by the Board of County Commissioners.
30.4.1 Valuation. The determination of value or valuation under any of the
provisions of this Code shall be made by the building official. The
valuation to be used in computing the building permit and building plan
review fees shall be the total value of construction work for which the
permit is issued as well as all finish work, painting, roofing, electrical,
plumbing, heating, air conditioning, elevators, fire extinguishing systems
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and any other permanent equipment.
Additionally, this valuation shall reflect the estimated cost to replace the
building and structure in kind, based on current replacement costs. This
value shall not omit the contractor's profit.
30.4.2 Plan Review Fees. When submittal documents are required by Section
30.3.3 of this Code, a plan review fee shall be paid at the time of
submitting the submittal documents for plan review. Said plan review fee
shall be as established by the Board of County Commissioners.
30.4.2.1 Where plans are incomplete or changed so as to require additional plan
review or when the project involves deferred submittal items, an
additional plan review fee shall be charged at the rate established by the
Board of County Commissioners.
30.4.2.2 Where several structures are to be built by a single contractor on the
basis of a standardized plan, the plan review shall be accomplished when
the first building permit is requested for such structure and the fee
charged shall be in accordance with the established fee schedule. On
subsequent permits, when the structure is to be built in accordance with
the previously reviewed standardized plans, and there have been no
changes in the applicable codes, additional fees for plan review shall not
be charged. Charges for review of changes in standardized plans shall
be made in accordance with the fee schedules established by the Board
of County Commissioners. Prior approval of said standardized plans
shall not be deemed to grant authorization for any work to be done in any
manner in violation of current or future provisions of this Code. However,
if this code is changed a new plan check will be required and a fee
charged as established by the Board of County Commissioners.
30.4.2.3 Expiration of Plan Review. Applications for which no permit is issued
within 180 days following the date of application shall expire by limitation,
and plans and other data submitted for review may thereafter be returned
to the applicant or destroyed by the building official. The building official
may extend the time for action by the applicant for a period not to exceed
180 days upon request by the applicant showing that circumstances
beyond the control of the applicant have prevented action from being
taken. No application shall be extended more than once. In order to
renew action on an application after expiration, the applicant shall re-
submit plans and pay a new plan review fee.
30.4.3 Investigation Fee. Whenever work for which a permit is required by this
Code has been commenced without first obtaining said permit, a special
investigation shall be made before a permit may be issued for such work.
An investigation fee, in addition to the permit fee shall be collected
whether or not a permit is then or subsequently issued. The investigation
fee shall be 50% of the amount of the permit fee as established by the
Board of County Commissioners. In no event shall the investigation fee
exceed the amount set by the Board of County Commissioners. The
payment of such investigation fee shall not exempt any person from
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compliance with all other provisions of this Code nor from any penalty
prescribed by law.
30.4.4 Re-Inspection Fee. A reinspection fee, as established by the Board of
County Commissioners, may be assessed for each inspection or
reinspection when such portion of work for which inspection is called is
not complete or when corrections called for are not ready. (See Section
30.3.8.2 of this Code.)
30.4.5 Fee Refunds. The building official may authorize refunding of any fee
paid hereunder which was erroneously paid or collected.
30.4.5.1 The building official may authorize the refunding of not more than 80
percent of the permit fee when no work has been done under a permit
issued in accordance with this Code.
30.4.5.2 The building official may authorize the refunding of not more than 80
percent of the plan review fee paid when an application for a permit for
which a plan review fee has been paid is withdrawn or canceled before
any plan reviewing is done.
30.4.5.3 The building official shall not authorize the refunding of any fee paid
except upon written application for such refund filed by the original
permittee not later than 180 days after the date of fee payment.
30.5 Building Permit Inspection Procedures.
30.5.1 Conduct of Inspections. All construction or work for which a permit is
required shall be subject to inspection by the building official according to
the procedure set out in Section 108.5 of the Uniform Building Code,
which sections are hereby incorporated into and made a part hereof by
this reference. (See Sections 20.1.3 and 20.1.4 of this Code).
30.5.2 Certificate of Occupancy. No building or structure shall be used or
occupied and no change in the existing occupancy classification of a
building or structure or portion thereof shall be made until the building
official has issued a certificate of occupancy therefor as provided by this
Section. Issuance of a certificate of occupancy shall not be construed as
an approval of a violation of the provisions of this code or of other
ordinances of Weld County. Certificates presuming to give authority to
violate or cancel the provisions of this Code or of other ordinances of
Weld County shall not be valid. (See Section 71.3 of this Code).
30.5.2.1 Group U Occupancies do not require a certificate of occupancy. (See
Section 20.1.5 of this Code.)
30.5.2.2 Manufactured Home Certificate of Occupancy. Mobile, manufactured or
factory built homes shall receive a manufactured home certificate of
occupancy. Such certificate shall indicate that at the time of issuance, no
code violations were observed at the final inspection, and it appears to
conform with the Weld County Building Code Ordinance regulating
manufactured home installation standards.
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30.5.2.3 Moved Structures, Additions, or Remodel Certificates of Occupancy.
Moved structures, additions, or remodel projects shall receive a certificate
of occupancy for the work described on the certificate. The certificate
shall further state that the issuance of this certificate does not certify that
the building meets all the requirements of the ordinance for new
buildings.
30.5.2.4 Temporary Certificate of Occupancy. A temporary certificate of
occupancy may be issued by the building official for the use of a portion
or portions of the building or structure prior to completion of the entire
building or structure. The temporary certificate shall be valid for a certain
period of time not to exceed 90 days and may be renewed only once by
the building official.
30.5.2.5 Change in Use. Changes in the character or use of a building shall not
be made except as specified in Section 3405 of the UBC. (See Section
30.2.3.1 of this Code)
30.5.2.6 Certificate Issued. After the building official inspects the building or
structure and finds no violations of the provisions of this Code or other
laws which are enforced by Weld County, the building official shall issue
a certificate of occupancy. (Where fire suppression systems are
installed, approval of the fire department or district is required prior to the
issuance of a certificate of occupancy. See Section 71 of this ordinance).
The certificate of occupancy shall contain the following:
30.5.2.6.1 The building permit number.
30.5.2.6.2 The use or occupancy of the building.
30.5.2.6.3 The type of construction used.
30.5.2.6.4 The address of the building.
30.5.2.6.5 The legal description of the property.
30.5.2.6.6 The zoning district.
30.5.2.6.7 The name of the property owner.
30.5.2.6.8 A description of that portion of the building for which the certificate is
issued.
30.5.2.6.9 A statement that the described portion of the building has been inspected
for compliance with the requirements of this Code for the group and
division of occupancy and the use for which the proposed occupancy is
classified.
30.5.2.6.10 The name of the building official or the name of inspector finally
approving the permit.
30.5.3 Posting. The certificate of occupancy shall be posted in a conspicuous
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place on the premises and shall not be removed except by the building
official.
30.5.4 Revocation. The building official may, in writing, suspend or revoke a
certificate of occupancy issued under the provisions of this Code
whenever the certificate is issued in error, or on the basis of incorrect
information supplied, or when it is determined that the building or
structure or portion thereof is in violation of any ordinance or regulation or
any of the provisions of this Code.
40 Mechanical Permits. A property owner, authorized agent or contractor who desires to
erect, install, enlarge, alter, repair, remove, convert or replace a mechanical system, the
installation of which is regulated by the IMC, or to cause such work to be done, shall first
make application to the Weld County Building Inspection Department and obtain the
required permit for the work. A permit shall be obtained for all heating, ventilating, cooling
or refrigeration equipment, moved within or installed in any relocated building. Prior to
the connection of any utility service, a permit shall be obtained and inspection and
approval secured for every mobile, manufactured, or factory built home or movable
structure that is moved into or within Weld County. A separate permit shall be obtained
for the equipment installed in each separate building or structure.
Exception: Where equipment replacements and repairs must be performed in an
emergency situation, the permit application shall be submitted within the next working
business day of the Weld County Building Inspection Department.
40.1 Exemptions. Exemptions from the permit requirement of this Code shall
not be deemed to grant authorization for any work to be done in any
manner in violation of the provision of this Code or any laws of the State
of Colorado, the Weld County Zoning Ordinance, or other resolutions or
ordinances of Weld County.
A mechanical permit shall not be required for:
40.1.1 Any portable heating appliance;
40.1.2 Any portable ventilating equipment;
40.1.3 Any portable cooling unit;
40.1.4 Any steam, hot water or chilled water piping within any heating or cooling
equipment regulated by the IPC;
40.1.5 The replacement of any minor part that does not alter the approval of
equipment or an appliance or make such equipment or appliance unsafe;
40.1.6 Portable evaporative coolers; and
40.1.7 Self-contained refrigeration system containing 10 pounds or less
of refrigerant, or actuated by motors of 1 horsepower or less.
40.2 Existing Installations. No provisions of this Code shall require the
removal, alteration, or abandonment of, nor prevent the continued
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utilization and maintenance of, an existing mechanical system lawfully in
existence at the time of the adoption of this Code.
40.3 Application Requirements
40.3.1 Permit Application. Each application for a permit, with the required fee,
shall be filed with the Weld County Building Inspection Department on a
form furnished for that purpose and shall contain a general description of
the proposed work and its location. The application shall be signed by
the property owner or an authorized agent. The permit application shall
indicate the proposed occupancy of all parts of the building and of that
portion of the site or lot, if any, not covered by the building or structure
and shall contain such information required by the building official. For
additional requirements see Section 30.3 of this Code.
40.3.2 Construction Documents, Construction documents, engineering
calculations, diagrams and other data shall be submitted in two or more
sets with each application for a permit. The building official shall require
construction documents, computations and specifications to be prepared
and designed by a registered design professional when required by
Colorado State Law. Construction documents shall be drawn to scale
and shall be of sufficient clarity to indicate the location, nature and extent
of the work proposed and show in detail that the work conforms to the
provisions of this Code. Construction documents for buildings more than
two stories in height shall indicate where penetrations will be made for
mechanical systems and shall indicate the material and methods for
maintaining requires structural safety, fire-resistance rating and
fireblocking.
40.3.2.1 The building official shall have the authority to waive the submission of
construction documents, calculations or other data if the nature of the
work applied for is such that reviewing of construction documents is not
necessary to determine compliance with this Code.
40.3.3 Zoning Compliance. Prior to the release of a mechanical permit, the
planning department will review the application for the permit and all
pertinent submittals to check compliance with applicable zoning and
subdivision ordinances and any other applicable rules and regulations.
Upon approval from the planning department, the permit application shall
be given to the building official for review and issuance.
40.3.4 Approval and Issuance of Permit. After building official determines that
the plans, specifications, drawings, description or information furnished
by the applicant is in compliance with this Code, the permit shall be
issued. No mechanical permit shall be considered finally approved until a
final inspection of the installation has been performed, and the building
official has determined that the installation conforms to all applicable
requirements of this Code.
40.4 Fees. A separate permit fee will be charged for any mechanical
inspection not associated with the building permit. Any person desiring a
mechanical permit required by this Code shall, at the time of filing an
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application therefore, pay a fee to the Weld County Building Inspection
Department as established by the Board of County Commissioners.
40.4.1 Investigation Fee. Whenever work for which a permit is required by this
Code has been commenced without first obtaining said permit, a special
investigation shall be made before a permit may be issued. An
investigation fee, in addition to the permit fee shall be collected whether
or not a permit is then or subsequently issued. The investigation fee shall
be 50% of the building permit fee as established by separate action by
the Board of County Commissioners. In no event shall the investigation
fee exceed the amount set by the Board of County Commissioners. The
payment of such investigation fee shall not relieve any persons from fully
complying with the requirements of this Code in the execution of the
work, nor from any other penalties prescribed herein.
40.4.2 Re-Inspection Fee. The building official may charge as a re-inspection
fee as established by the Board of County Commissioners for each
inspection or re-inspection when such portion of work for which
inspection is called is not complete or when corrections called for are not
ready.
40.4.3 Fee Refunds. The building official may authorize refunding of any fee
paid hereunder which was erroneously paid or collected.
40.4.3.1 The building official may authorize the refunding of not more than 80
percent of the permit fee when no work has been done under a permit
issued in accordance with this Code.
40.4.3.2 The building official may authorize the refunding of not more than 80
percent of the plan review fee paid when an application for a permit for
which a plan review fee has been paid is withdrawn or canceled before
any plan reviewing is done.
40.4.3.3 The building official shall not authorize the refunding of any fee paid
except upon written application for such refund filed by the original
permittee not later than 180 days after the date of fee payment.
40.5 Mechanical Permit Inspection Procedures
40.5.1 Inspection Required. All equipment for which a mechanical permit is
obtained under this Code shall be inspected by the building official. That
portion of any equipment intended to be concealed by any permanent
portion of the building, shall not be concealed until inspected and
approved.
40.5.2 Final Inspection. When the installation of any equipment is complete, a
second or final inspection shall be made and final inspection approval
shall be noted upon the permit.
40.5.3 Connection of Equipment to Fuel or Power Supply. Equipment regulated
by this Code shall not be connected to the fuel or power supply until
authorized by the building official, except that the requirements of this
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section shall not be considered to prohibit the operation of any heating
equipment installed to replace existing heating equipment serving an
occupied portion of a building, in the event a request for inspection of
such heating equipment has been filed with the building inspection
department not more than 48 hours after such replacement work is
completed, and before any portion of such equipment is concealed by
any permanent portion of the building.
50 Electrical Permits. A property owner, authorized agent or contractor who desires to erect,
install, enlarge, alter, repair, remove, convert or replace an electrical system, the
installation of which is regulated by the NEC, or to cause such work to be done, shall first
make application to the Weld County Building Inspection Department and obtain the
required permit for the work. A permit shall be obtained for all electrical equipment,
moved within or installed in any relocated building. Prior to the connection of electrical
service, a permit shall be obtained and inspection and approval secured for every mobile,
manufactured, or factory built home or movable structure that is moved into or within Weld
County. A separate permit shall be obtained for each building, structure or installation.
Exception: Where equipment replacements and repairs must be performed in an
emergency situation, the permit application shall be submitted within the next working
business day of the Weld County Building Inspection Department.
50.1 Exemptions. Exemptions from the permit requirement of this Code shall
not be deemed to grant authorization for any work to be done in any
manner in violation of the provision of this Code or any laws of the State
of Colorado, the Weld County Zoning Ordinance, or other resolutions or
ordinances of Weld County.
An electrical permit shall not be required for:
50.1.1 Installations in ships, watercraft other than floating buildings, railway
rolling stock, aircraft, or automotive vehicles other than mobile homes,
manufactured or factory built homes, and recreational vehicles.
50.1.2 Installations underground in mines and self-propelled mobile surface
mining machinery and its attendant electrical trailing cable.
50.1.3 Installations of railways for generation, transformation, transmission, or
distribution of power used exclusively for operation of rolling stock or
installations used exclusively for signaling and communication purposes.
50.1.4. Installations of communication equipment under the exclusive control of
communication utilities, located outdoors or in building spaces used
exclusively for such installations.
50.1.5 Installations, including associated lighting, under the exclusive control of
electric utilities for the purpose of communication, metering, generation,
control, transformation, transmission, and distribution of electric energy.
Such installations shall be located in buildings used exclusively by utilities
for such purposes; outdoors on property owned or leased by the utility; on
or along public highways, streets, roads, etc.; or outdoors on private
property by established rights such as easements. This does not exempt
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all premises' wiring or wiring other than utility owned metering equipment
on the load side of the service point of buildings, structures, or any other
premises not owned or leased by the utility.
50.1.6 Further, this does not exempt installations in buildings used by the
electric utility, such as office buildings, warehouses, garages, machine
shops, and recreational buildings that are not an integral part of a
generating plant, substation, or control center.
50.2 Existing Electrical Installations. Electrical conductors and other electrical
equipment lawfully installed prior to the effective date of this Code, may
have their existing use, maintenance or repair continued if the use,
maintenance or repair is in accordance with the original design and
location and is not a hazard to life, health or property.
50.3 Application Requirements
50.3.1 Permit Application. Each application for a permit, with the required fee,
shall be filed with the Weld County Building Inspection Department on a
form furnished for that purpose and shall contain a general description of
the proposed work and its location. The application shall be signed by
the property owner or an authorized agent. The permit application shall
indicate the proposed occupancy of all parts of the building and of that
portion of the site or lot, if any, not covered by the building or structure
and shall contain such information required by the building official. For
additional requirements see Section 30.3 of this Code.
50.3.2 Construction Documents. Construction documents, engineering
calculations, diagrams and other data shall be submitted in two or more
sets with each application for a permit. The building official shall require
construction documents, computations and specifications to be prepared
and designed by a registered design professional when required by
Colorado State Law. Construction documents shall be drawn to scale
and shall be of sufficient clarity to indicate the location, nature and extent
of the work proposed and show in detail that the work conforms to the
provisions of this Code. Construction documents for buildings more than
two stories in height shall indicate where penetrations will be made for
electrical systems and shall indicate the material and methods for
maintaining requires structural safety, fire-resistance rating and
fireblocking.
50.3.2.1 The building official shall have the authority to waive the submission of
construction documents, calculations or other data if the nature of the
work applied for is such that reviewing of construction documents is not
necessary to determine compliance with this Code.
50.3.3 Zoning Compliance. Prior to the release of an electrical permit, the
planning department will review the application for the permit and all
pertinent submittals to check compliance with applicable zoning and
subdivision ordinances and any other applicable rules and regulations.
Upon approval from the planning department, the permit application shall
be given to the building official for review and issuance.
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50.3.4 Approval and Issuance of Permit. After the building official determines
that the plans, specifications, drawings, description or information
furnished by the applicant is in compliance with this Code, the permit
shall be issued. No electrical permit shall be considered finally approved
until a final inspection of the installation has been performed, and the
building official has determined that the installation conforms to all
applicable requirements of this Code.
50.4 Fees. A separate permit fee will be charged for any electrical inspection
not associated with the building permit. Any person desiring an electrical
permit required by this Code shall, at the time of filing an application
therefore, pay a fee to the Weld County Building Inspection Department
as established by the Board of County Commissioners.
50.4.1 Investigation Fee. Whenever work for which a permit is required by this
Code has been commenced without first obtaining said permit, a special
investigation shall be made before a permit may be issued. An
investigation fee, in addition to the permit fee shall be collected whether
or not a permit is then or subsequently issued. The investigation fee shall
be 50% of the building permit fee as established by separate action by
the Board of County Commissioners. In no event shall the investigation
fee exceed the amount set by the Board of County Commissioners. The
payment of such investigation fee shall not relieve any persons from fully
complying with the requirements of this Code in the execution of the
work, nor from any other penalties prescribed herein.
50.4.2 Re-Inspection Fee. The building official may charge a re-inspection fee
as established by the Board of County Commissioners for each
inspection or re-inspection when such portion of work for which
inspection is called is not complete or when corrections called for are not
ready.
50.4.3 Fee Refunds. The building official may authorize refunding of any fee
paid hereunder which was erroneously paid or collected.
50.4.3.1 The building official may authorize the refunding of not more than 80
percent of the permit fee when no work has been done under a permit
issued in accordance with this Code.
50.4.3.2 The building official may authorize the refunding of not more than 80
percent of the plan review fee paid when an application for a permit for
which a plan review fee has been paid is withdrawn or canceled before
any plan reviewing is done.
50.4.3.3 The building official shall not authorize the refunding of any fee paid
except upon written application for such refund filed by the original
permittee not later than 180 days after the date of fee payment.
50.5 Electrical Permit Inspection Procedures
50.5.1 Inspection Required. All electrical installations covered by this Code shall
be inspected by the building official. That portion of any electrical
equipment intended to be concealed by any permanent portion of the
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building shall not be concealed until inspected and approved.
50.5.2 Meter Sets. Meter sets must be inspected and approved by the building
official prior to connection of an electrical installation with the source of
electrical power. Approval of a meter set shall not constitute final
approval of an electrical permit.
50.5.3 Final Inspection. When the installation of any equipment is complete, a
second or final inspection shall be made. Upon final inspection, final
approval of the electrical permit shall be noted upon the permit.
60 Plumbing Permits. A property owner, authorized agent or contractor who desires to erect,
install, enlarge, alter, repair, remove, convert or replace a plumbing system, the
installation of which is regulated by the IPC, or to cause such work to be done, shall first
make application to the Weld County Building Inspection Department and obtain the
required permit for the work. A permit shall be obtained for all equipment or appliances
moved within or installed in any relocated building. Prior to the connection of any utility
service, a permit shall be obtained and inspection and approval secured for every mobile,
manufactured, or factory built home or movable structure that is moved into or within Weld
County. A separate permit shall be obtained for each building, structure or installation.
Exception: Where equipment replacements and repairs must be performed in an
emergency situation, the permit application shall be submitted within the next working
business day of the Weld County Building Inspection Department.
60.1 Exemptions. Exemptions from the permit requirement of this Code shall
not be deemed to grant authorization for any work to be done in any
manner in violation of the provision of this Code or any laws of the State
of Colorado, the Weld County Zoning Ordinance, or other resolutions or
ordinances of Weld County.
A plumbing permit shall not be required for:
60.1.1 The stopping of leaks in drains, water, soil, waste or vent pipe, provided,
however, that if any concealed trap, drainpipe, water, soil, waste or vent
pipe becomes defective and it becomes necessary to remove and
replace the same with new material , such work shall be considered as
new work and a permit shall be obtained and inspection made as
provided in the IPC.
60.1.2 The clearing of stoppages or the repairing of leaks in pipes, valves or
fixtures, and the removal and reinstallation of water closets, provided
such repairs do not involve or require the replacement or rearrangement
of valves, pipes, or fixtures.
60.2 Existing Plumbing Installations. Any plumbing system lawfully installed
prior to the effective date of this Code may have its existing use,
maintenance or repair continued if the use, maintenance or repair is in
accordance with the original design and location and not a hazard to the
public health, safety or welfare has been created by such system.
60.3 Application Requirements
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60.3.1 Permit Application. Each application for a permit, with the required fee,
shall be filed with the Weld County Building Inspection Department on a
form furnished for that purpose and shall contain a general description of
the proposed work and its location. The application shall be signed by
the property owner or an authorized agent. The permit application shall
indicate the proposed occupancy of all parts of the building and of that
portion of the site or lot, if any, not covered by the building or structure
and shall contain such information required by the building official. For
additional requirements see Section 30.3 of this Code.
60.3.2 Construction Documents. Construction documents, engineering
calculations, diagrams and other data shall be submitted in two or more
sets with each application for a permit. The building official shall require
construction documents, computations and specifications to be prepared
and designed by a registered design professional when required by
Colorado State Law. Construction documents shall be drawn to scale
and shall be of sufficient clarity to indicate the location, nature and extent
of the work proposed and show in detail that the work conforms to the
provisions of this Code. Construction documents for buildings more than
two stories in height shall indicate where penetrations will be made for
pipe, fittings, and components and shall indicate the material and
methods for maintaining requires structural safety, fire-resistance rating
and fireblocking.
60.3.2.1 When any gas piping system conveying fuel gas from a natural gas
producing well is installed, plans and specifications bearing the stamp of
a licensed State of Colorado engineer shall be submitted in two or more
sets with each application for a permit.
60.3.2.2 The building official shall have the authority to waive the submission of
construction documents, calculations or other data if the nature of the
work applied for is such that reviewing of construction documents is not
necessary to determine compliance with this Code.
60.3.3 Zoning Compliance. Prior to the release of a plumbing permit, the
planning department will review the application for the permit and all
pertinent submittals to check compliance with applicable zoning and
subdivision ordinances and any other applicable rules and regulations.
Upon approval from the planning department, the permit application shall
be given to the building official for review and issuance.
60.3.4 Approval and Issuance of Permit. After review and approval by the
planning department and when the building official determines that the
plans, specifications, drawings, description or information furnished by
the applicant is in compliance with this Code, the permit shall be issued.
No plumbing permit shall be considered finally approved until a final
inspection of the installation has been performed, and the building official
has determined that the installation conforms to all applicable
requirements of this Code.
60.3.4.1 Low Flow Plumbing Fixtures. No building or plumbing permit for the
construction or renovation of a residential structure or a facility for human
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use within an office, or a commercial structure connected to a public or
private sewage disposal system shall receive final approval unless the
fittings and fixtures installed during such construction or renovation
conform to the specifications provided in Section 60.3.3.2.
60.3.4.2 The required fixtures and fittings for such construction and renovation
shall be:
a. Tank-type water closets which flush with a maximum of 1.6
gallons of water;
b. Shower heads for bathing which have a maximum flow capacity of
2.5 gallons per minute at 80 psi; and
c. Lavatory faucets and sink faucets (with or without aerators) which
have a maximum flow capacity of 2.5 gallons per minute at 80 psi.
60.3.4.3 For facilities for human use within office, commercial, and industrial
structures, the plumbing contractor or party responsible for the
installation of said water flow control fixtures and fittings shall certify to
the building official that the fixtures and fittings conform with the volume
and ratio of water flow to gallons per minute stipulated by Section
60.3.3.1. In lieu of such certification, the results of tests performed by an
approved independent testing laboratory or the manufacturer, using
established principles of mechanics, shall be acceptable.
60.4 Fees. A separate permit fee will be charged for any plumbing inspection
not associated with the building permit. Any person desiring a plumbing
permit required by this Code shall, at the time of filing an application
therefore, pay a fee to the Weld County Building Inspection Department
as established by the Board of County Commissioners.
60.4.1 Investigation Fee. Whenever work for which a permit is required by this
Code has been commenced without first obtaining said permit, a special
investigation shall be made before a permit may be issued. An
investigation fee, in addition to the permit fee shall be collected whether
or not a permit is then or subsequently issued. The investigation fee shall
be 50% of the building permit fee as established by separate action by
the Board of County Commissioners. In no event shall the investigation
fee exceed the amount set by the Board of County Commissioners. The
payment of such investigation fee shall not relieve any persons from fully
complying with the requirements of this Code in the execution of the
work, nor from any other penalties prescribed herein.
60.4.2 Re-Inspection Fee. The building official may charge a re-inspection fee
as established by the Board of County Commissioners for each
inspection or re-inspection when such portion of work for which
inspection is called is not complete or when corrections called for are not
ready.
60.4.3 Fee Refunds. The building official may authorize refunding of any fee
oaid hereunder which was erroneously paid or collected.
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60.4.3.1 The building official may authorize the refunding of not more than 80
percent of the permit fee when no work has been done under a permit
issued in accordance with this Code.
60.4.3.2 The building official may authorize the refunding of not more than 80
percent of the plan review fee paid when an application for a permit for
which a plan review fee has been paid is withdrawn or canceled before
any plan reviewing is done.
60.4.3.3 The building official shall not authorize the refunding of any fee paid
except upon written application for such refund filed by the original
permittee not later than 180 days after the date of fee payment.
60.5 Plumbing Permit Inspection Procedures
60.5.1 Inspection Required. All plumbing and drainage systems covered by this
Code shall be inspected by the building official prior to final approval of a
permit. All plumbing and drainage systems intended to be concealed by
any permanent portion of the building or by backfill shall not be concealed
until inspected and approved.
60.5.2 Final Inspection. When the installation of any plumbing and drainage
system is complete, a second or final inspection shall be made. Upon
final inspection, final approval of the plumbing permit shall be noted upon
the permit.
60.5.3 Connection to Service System. Systems regulated by this Code shall not
be connected to any utility service system until authorized by the building
official.
70 Mobile, Manufactured or Factory Built Home Permits. No mobile, manufactured or
factory built home, as defined in this Code, may be located or relocated within Weld
County without a building permit issued by the building official.
70.1 Additions, Alterations or Repair to Existing Mobile/Manufactured or
Factory Built Homes. Mobile, manufactured or factory built homes to
which additions, alterations or repairs are made, shall comply with all
requirements of this Code. A separate building permit shall be applied
for as provided for in Section 30 of this Code.
70.2 Connection of Two Mobile or Manufactured Homes for Human
Habitation. Any two mobile or manufactured homes may be connected or
physically attached provided that:
70.2.1 Two complete sets of plans are submitted to the building official.
70.2.2 No intervening walkways, breeze ways, rooms or other structures are
located between the two units.
70.2.3 The units shall be attached so as not to interfere with light and ventilation
requirements of all rooms.
70.2.4 Escape routes of all bedrooms are not blocked.
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70.2.5 The two units are used as a one family dwelling as defined by the Weld
County Zoning Ordinance.
70.2.6 Construction and all required inspections are completed and finaled
within one (1) year from the date of issuance of the building permit.
70.3 Application Requirements
70.3.1 Application. Each application for a permit, with the required fee, shall be
filed with the Weld County Building Inspection Department on a form
furnished for that purpose. The applicant shall give a description of the
home, including make, model, year, serial number and size, the mobile,
manufactured, factory built home certification number, if any, issued by
any state or by the United States, and a description of the type of
foundation to be used. The applicant shall also list the location,
ownership, and use of the land on which the home is to be placed. The
application shall be signed by the property owner or an authorized agent.
For additional requirements see Section 30.3 of this Code.
70.3.2 Plot Plan. A plot plan of the property at suitable scale shall be submitted
when application for a permit is made to show the location of the
proposed home. The plot plan shall include distances from the property
lines and other structures on the property; access to the property;
location and measurements of any easements or rights-of-way;
identification of any county, state or federal roads or highways; and any
existing structures and their use on the property.
70.3.3 Zoning Compliance. Prior to the release of a mobile, manufactured, or
factory built home permit, the planning department will review the
application for the permit and all pertinent submittals to check compliance
with applicable zoning and subdivision ordinances and any other
applicable rules and regulations. Upon approval from the planning
department, the permit application shall be given to the building official
for review and issuance.
70.3.4 Approval and Issuance of Permit. After the building official determines
that the plans, specifications, drawings, description or information
furnished by the applicant is in compliance with this Code, the permit
shall be issued. No permit shall be considered finally approved until a
final inspection of the installation has been performed, and the building
official has determined that the installation conforms to all applicable
requirements of this Code.
70.4 Fees. Any person desiring a permit for a mobile, manufactured, or
factory built home required by this Code shall, at the time of filing an
application therefore, pay a fee to the Weld County Building Inspection
Department as established by the Board of County Commissioners.
70.4.1 Investigation Fee. Whenever work for which a permit is required by this
Code has been commenced without first obtaining said permit, a special
investigation shall be made before a permit may be issued. An
investigation fee, in addition to the permit fee shall be collected whether
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or not a permit is then or subsequently issued. The investigation fee shall
be 50% of the building permit fee as established by separate action by
the Board of County Commissioners. In no event shall the investigation
fee exceed the amount set by the Board of County Commissioners. The
payment of such investigation fee shall not relieve any persons from fully
complying with the requirements of this Code in the execution of the
work, nor from any other penalties prescribed herein.
70.4.2 Re-inspection Fee. The building official may charge a re-inspection fee
as established by the Board of County Commissioners for each
inspection or re-inspection when such portion of work for which
inspection is called is not complete or when corrections called for are not
ready.
70.4.3 Fee Refund. The building official may authorize refunding of any fee paid
hereunder which was erroneously paid or collected.
70.4.3.1 The building official may authorize the refunding of not more than 80
percent of the permit fee when no work has been done under a permit
issued in accordance with this Code.
70.4.3.2 The building official may authorize the refunding of not more than 80
percent of the plan review fee paid when an application for a permit for
which a plan review fee has been paid is withdrawn or canceled before
any plan reviewing is done.
70.4.3.3 The building official shall not authorize the refunding of any fee paid
except upon written application for such refund filed by the original
permittee not later than 180 days after the date of fee payment. The
building official shall not authorize the refunding of any fee paid except
upon written application for such refund filed by the original permittee not
later than 180 days after the date of fee payment.
70.5 Required Inspections. Setbacks, foundation, underground inspections,
electrical, mechanical, heating, plumbing, skirting, grading, steps and
landings, final septic, and final approval inspections conducted pursuant
to this Code shall be required of all mobile, manufactured, and factory
built homes.
70.5.1 Certificate of Occupancy. After final inspections, when it is found that the
home complies with the provisions of this Code as can be reasonably
determined, the building official shall issue a certificate of occupancy.
The certificate of occupancy shall be obtained no later than 180 days
after the permit is issued. Failure to obtain the certificate of occupancy
within the 180 day period will be sufficient reason to consider the mobile,
manufactured, or factory built home in violation of this Code. See Section
30.5.2.2 of this Code.
71 Fire Suppression Systems
71.1 Permit Requirements. No person, firm, or corporation shall install,
modify, alter or repair a fire suppression system without first obtaining a
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fire suppression system permit from the fire department or district having
jurisdiction.
71.2 Code Compliance. The applicant shall comply with the written
requirements for application and inspections as adopted by the fire
department or district and approved by Weld County.
71.3 Final Approval and Certificate of Occupancy. A final inspection and
certificate of occupancy shall not be issued by the Weld County Building
Inspection Department until the fire suppression systems have been
approved by the fire department or district.
80 Amendment to Fee Schedule. A fee for each permit required by this ordinance shall be
paid to the Weld County Building Inspection Department in accordance with the fee
schedule established by resolution of the Board of County Commissioners. Amendments
to the fee schedule shall be done in conjunction with a hearing process that will consist of
a ten (10) day public notice prior to the Board of County Commissioners' hearing. Notice
of said hearing is to be published once in the newspaper designated by the Board of
County Commissioners for publication of notices.
81 Permit
81.1 Property Owner or Agent. The applicant for any permit required by this
ordinance shall be the property owner or their authorized agent. An
agent may be required to submit evidence of his authority.
81.2 Non-Transferable. No permit issued under this ordinance is transferable
from the permittee to a subsequent purchaser. The new property owner
is required to apply and purchase a new permit to complete any
unfinished work on the property or on any building or structure located on
the property. The permit issued to the previous owner will be voided.
82 Validity of Permits
82.1 The issuance or granting of a permit for a mobile home, manufactured
home, factory built home, or for building, electrical, mechanical,
plumbing, demolition, or oil and gas, and approval of plans,
specifications, and computations for such, shall not be construed to be a
permit for, or an approval of, any violation of any of the provisions of this
Code, zoning and subdivision ordinances, or any other applicable rules
and regulations of Weld County. Permits presuming to give authority to
violate or cancel the provisions of this Code, zoning and subdivision
ordinances, or any other applicable rules and regulations of Weld County,
shall be invalid.
82.2 The issuance of a permit based upon plans, specifications and other data
shall not prevent the building official from thereafter requiring the
correction of errors in said plans, specifications and other data, or from
preventing building operations being carried on thereunder when in
violation of this Code, zoning and subdivision ordinances, or any other
applicable rules and regulations of Weld County. (See Section 84 of this
Code).
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83 Expiration of Permit. Every permit issued by the building official under the provisions of
this Code shall expire by limitation and become null and void if the building or work
authorized by such permit does not commence within 180 days from the date of such
permit, or if the building or work authorized by such permit is suspended or abandoned at
any time after the work is commenced for a period of 180 days. Before such work can be
recommenced, a new permit shall be first obtained to do so, and the fee therefore shall be
one-half the amount required for a new permit for such work provided no changes have
been made or will be made in the original plans and specifications for such work; and
provided further that such suspension or abandonment has not exceeded five (5) years.
83.1 Any permittee holding an unexpired permit may apply for an extension of
the time within which he may commence work under that permit when he
is unable to commence work within the time required by this section for
good and satisfactory reasons. The building official may extend the time
for action by the permittee for a period not exceeding 180 days upon
written request by the permittee showing that circumstances beyond the
control of the permittee have prevented action from being taken. No
permit shall be extended more than once. In order to renew action on a
permit after expiration, the permittee shall pay a new full permit fee as
established by the Board of County Commissioners.
84 Suspension or Revocation of Permits. The building official may, in writing, suspend or
revoke a permit issued under provisions of this ordinance whenever the permit is issued in
error or on the basis of incorrect information supplied, or in violation of any ordinance,
resolution or regulation, including the Weld County Zoning Ordinance and the Subdivision
Regulations, or any of the provisions of this Code.
85 Right of Entry. Whenever necessary to make an inspection to enforce any of the
provisions of this ordinance or whenever the building official or his authorized
representative has reasonable cause to believe that there exists in any building or upon
any premises, any condition which makes such building or premises unsafe as defined in
Section 92.3.2 of this Code, the building official or his authorized representative may enter
such building or premises at all reasonable times to inspect the same or to perform the
duty imposed by this ordinance, provided that if such building or premises be occupied, he
shall first present proper credentials and request entry; and if such building or premises
be unoccupied, the building official shall first make a reasonable effort to locate the owner
or other persons having charge or control of the building or premises, and request entry.
If such entry is refused, the building official or his authorized representative shall have
recourse to the remedies provided by law to secure entry.
86 Liability. The building official or any employee charged with the enforcement of this Code
acting for the County of Weld in good faith and without malice in the discharge of the
duties required by this ordinance or other pertinent law or ordinance, shall not thereby
render himself personally liable for damages that may accrue to persons or property as a
result of an act or omission in the discharge of such duties. To the extent required by the
Governmental Immunity Act any suit brought against the building official or employee
because of such act or omission performed by him in the enforcement of any provision of
such codes or other pertinent laws or ordinances implemented through the enforcement of
this Code or enforced by the ordinance enforcement agency shall be defended by this
jurisdiction until final termination of such proceeding, and any judgement resulting
therefrom shall be assumed by this jurisdiction. This Code shall not be construed to
relieve from or lessen the responsibility of any person owning, operating or controlling any
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building or structure for any damages to persons or property caused by defects, nor shall
the ordinance enforcement agency or its parent jurisdiction be held as assuming any such
liability by reason of the inspections authorized by this Code or any permits or certificates
issued under this Code.
87 Alternate Materials and Modification
87.1 Alternate Materials Authorized. The provisions of this ordinance are not
intended to prevent the use of any material or method of construction not
specifically prescribed by this Code, providing any such alternate has
been approved.
87.2 Approval. The building official may approve any such alternate provided
he finds that the proposed design is satisfactory and that the material,
method or work offered is for the purpose intended and is at least the
equivalent of that prescribed in this Code in quality, strength,
effectiveness, fire resistance, durability and safety. The building official
shall require that sufficient evidence or proof be submitted to substantiate
any claims that may be made regarding its use.
87.3 Modifications. Whenever there are practical difficulties involved in
carrying out the provisions of this Code. the building official may grant
modifications for individual cases provided he shall first find that a special
individual reason makes the strict letter of this Code impractical and that
the modification is in conformity with the spirit and purpose of this Code,
and that such modification does not lessen any fire protection
requirements or any degree of structural integrity. The details of any
action granting modification shall be recorded and entered in the files of
the Building Inspection Department.
88 Conflicting Code Standards. Whenever two sections of this Code conflict in the materials
prescribed, the more restrictive provision governs.
89 Tests
89.1 Tests Required. Whenever there is insufficient evidence of compliance
with the provisions of this Code or evidence that any material or any
construction does not conform to the requirements of this Code, or in
order to substantiate claims for alternate materials or methods of
construction, the building official may require tests as proof of
compliance, to be made at the expense of the owner or his agent by an
approved third party agency.
89.2 Test Methods. Test methods shall be as specified by this ordinance for
the material in question. If there are not appropriate test methods
specified in this ordinance, the building official shall determine the test
procedure.
89.3 Records of Test Results. Copies of the results of all such tests shall be
retained by the building official for a period of not less than two (2) years
after the acceptance of the structure.
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90 Board of Appeals
90.1 Creation. In order to hear and decide appeals of orders, decisions or
determinations made by the building official relative to the application and
interpretation of the adopted codes, there shall be, and is hereby created,
a Weld County Code Board of Appeals consisting of seven (7) members
who are qualified by experience and training to pass upon matters
pertaining to building construction, mechanical construction, electrical
installations, plumbing systems, and abatement of dangerous buildings.
The Board of Appeals shall have no authority relative to interpretation of
the administrative provisions of the adopted codes nor shall the Board be
empowered to waive requirements of the adopted codes.
90.2 Membership. The Weld County Code Board of Appeals shall consist of
seven (7) members qualified as follows:
90.2.1 A master electrician licensed by the State of Colorado.
90.2.2 A master plumber licensed by the State of Colorado.
90.2.3 A person experienced in the construction and installation of heating,
cooling and ventilating systems.
90.2.4 A building contractor or other person experienced in the construction
trade.
90.2.5 A professional engineer licensed in the State of Colorado.
90.2.6 A fire marshall or other person qualified in fire protection measures.
90.2.7 One person from any of the above trades or with similar experience.
90.3 Conduct of Investigations, Finding. The members of the Weld County
Code Board of Appeals shall hold office at the pleasure of the Weld
County Board of County Commissioners and shall adopt bylaws for
conducting its hearings and investigations and shall render all decisions
and findings in writing to the building official with a duplicate copy to the
appellant who is appealing an order of the building official or his
authorized agents and a copy to the Weld County Board of County
Commissioners.
90.4 Terms of Office. The terms of office of each member of the Weld County
Code Board of Appeals shall be three (3) years.
90.5 Vacancy. In the event of a vacancy among the members of the Weld
County Code Board of Appeals, the Weld County Board of County
Commissioners shall select a qualified resident of Weld County to fill
such vacancy. Any member of the Weld County Code Board of Appeals
shall be removed by the Board of County Commissioners of Weld County
upon a recommendation to the Board of County Commissioners by
members of the Weld County Code Board of Appeals, pursuant to its
rules and regulations.
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90.6 Expenses. The expenses incurred by said Board shall be paid by County
Warrants, upon proper vouchers delivered to the Board of County
Commissioners of the County of Weld, State of Colorado, as provided by
law.
90.7 Conduct. The members of the Weld County Code Board of Appeals shall
serve without compensation and the members thereof may be removed
by the Board of County Commissioners for non-performance of duty,
misconduct or demonstrable conflicts of interest.
91 Notice of Lien
91.1 Requirement of Notice. Upon issuing a building permit for the
improvement, restoration, remodeling, or repair of or the construction of
improvements or additions to residential property, the building official or
other authority issuing the permit shall send a written notice, as set forth
in subsection 92.2 of this section, by first-class mail addressed to the
property for which the permit was issued.
91.2 Form of Notice. The notice shall be in at least ten-point bold-faced type,
if printed, or in capital letters, if typewritten, and shall identify the
contractor by name and address, and shall state substantially as follows:
"IMPORTANT NOTICE TO OWNERS: UNDER COLORADO LAW,
SUPPLIERS, SUBCONTRACTORS, OR OTHER PERSONS
PROVIDING LABOR OR MATERIALS FOR WORK ON YOUR
RESIDENTIAL PROPERTY MAY HAVE A RIGHT TO COLLECT THEIR
MONEY FROM YOU BY FILING A LIEN AGAINST YOUR PROPERTY.
A LIEN CAN BE FILED AGAINST YOUR RESIDENCE WHEN A
SUPPLIER, SUBCONTRACTOR, OR OTHER PERSON IS NOT PAID
BY YOUR CONTRACTOR FOR THEIR LABOR OR MATERIALS.
HOWEVER, IN ACCORDANCE WITH THE COLORADO GENERAL
MECHANICS' LIEN LAW, SECTIONS 38-22-102 (3.5) AND 38-22-113
(4), COLORADO REVISED STATUTES, YOU HAVE AN AFFIRMATIVE
DEFENSE IN ANY ACTION TO ENFORCE A LIEN, IF YOU OR SOME
PERSON ACTING ON YOUR BEHALF HAS PAID YOUR
CONTRACTOR AND SATISFIED YOUR LEGAL OBLIGATIONS.
YOU MAY ALSO WANT TO DISCUSS WITH YOUR CONTRACTOR,
YOUR ATTORNEY, OR YOUR LENDER POSSIBLE PRECAUTIONS
INCLUDING THE USE OF LIEN WAIVERS, OR REQUIRING THAT
EVERY CHECK ISSUED BY YOU ON YOUR BEHALF IS MADE
PAYABLE TO THE CONTRACTOR, THE SUBCONTRACTOR, AND
SUPPLIERS FOR AVOIDING DOUBLE PAYMENTS IF YOUR
PROPERTY DOES NOT SATISFY THE REQUIREMENTS OF
SECTIONS 38-22-102 (3.5) AND 38-22-113 (4), COLORADO REVISED
STATUTES.
YOU SHOULD TAKE WHATEVER STEPS NECESSARY TO PROTECT
YOUR PROPERTY."
91.3 Notice Not Required. The notice prescribed by this section shall not be
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required when a building permit is issued for new residential construction
or for residential property containing more than four living units.
91.4 Definitions. As used only in this Section 91:
91.4.1 "New residential construction" means the construction or addition of living
units on real property that was previously unimproved or was used for
non-residential purposes.
91.4.2 "Residential property" means any real property, including improvements,
containing living units and used for human habitation.
91.5 Failure to Give Notice. The failure of the building official or other
authority which issues building permits to provide the notice required by
this section shall not be an affirmative defense to any lien claimed
pursuant to the provisions of this article; nor shall the agency or any
employee of the agency incur liability as a result of such failure.
91.6 Personal Service. The building official or other authority which issues
building permits may deliver the notice required by this section personally
to the owner of the property, in lieu of mailing the notice as provided by
subsection 92 of this section.
92 Violations and Enforcement
92.1 Violation
92.1.1 Any person, firm or corporation violating this Code or any provision of
applicable state law, is guilty of a misdemeanor and, upon conviction
thereof, shall be punished by a fine of not more than One Hundred
Dollars ($100.00), or by imprisonment in the County Jail for not more than
ten (10) days, or by both such fine and imprisonment. Each day during
which such illegal erection, construction, reconstruction, alteration,
maintenance or use continues shall be deemed a separate offense. In
case any building or structure is or is proposed to be erected,
constructed, reconstructed, altered, remodeled, used or maintained in
violation of this Code, or of any provisions of applicable State law, the
District Attorney of the District of Weld, the Board of County
Commissioners of Weld County, or any owner of real estate within the
area, in addition to other remedies provided by law, may institute an
appropriate action for injunction, mandamus or abatement to prevent,
enjoin, abate or remove such unlawful erection, construction.
reconstruction, alteration, remodeling or use.
92.1.2 It shall be unlawful to erect, construct, reconstruct, alter or change the
use of any building or other structure within Weld County without
obtaining a building permit. The Building Official shall not issue any
permit unless the plans for the proposed erection, construction,
reconstruction, alteration or use fully conforms to all zoning regulations of
the County of Weld, including the official Weld County Zoning Ordinance
and Subdivision Regulations, and all supplements thereto.
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92.1.3 It is unlawful to erect, construct, reconstruct, alter, maintain, or use any
building, structure, or land in violation of this Code. In addition to any
penalties imposed pursuant to any other part or subsection of this
Section 92, any person, firm, or corporation violating any such provision
of this Code may be subject to the imposition, by order of the county
court, of a civil penalty in an amount of not less than two hundred fifty
dollars nor more than five hundred dollars provided said violation
occurred or are occurring on or after July 1, 1998. It is within the
discretion of the county attorney to determine whether to pursue the civil
penalties set forth in this section, the remedies set forth in Section 92.2.1,
or both. Each day after the issuance of the order of the county court
during which such unlawful activity continues shall be deemed a separate
violation and shall in accordance with the subsequent provisions of this
section, be the subject of a continuing penalty in an amount not to exceed
fifty dollars for each such day. In no event shall civil penalties imposed
pursuant to this section constitute a lien against the real property.
92.1.3.1 In the event any building or structure is erected, constructed,
reconstructed, altered, maintained, or used in violation of this Code, the
county attorney, in addition to other remedies provided by law, may
commence a civil action in county court for the county in which such
building or structure is situated, seeking the imposition of a civil penalty in
accordance with the provisions of this Section 92.1.3.
92.1.3.2 A building inspector designated by resolution of the board of county
commissioners shall, upon personal information and belief that a violation
of any provision of the area building code has occurred, give written
notice to the violator to correct such violation within thirty days after the
date of such notice. If the violator fails to correct the violation within such
thirty-day period or within any extension period granted by the building
inspector, the building inspector may request that the sheriff of the county
or the county attorney issue a summons and complaint to the violator,
stating the nature of the violation with sufficient particularity to give notice
of such charge to the violator.
92.1.3.3 One copy of the summons and complaint issued pursuant to Section
92.1.3.2 of this Code shall be served upon the violator in the manner
provided by law for the service of a county court civil summons and
complaint in accordance with the Colorado rules of county court civil
procedure. The summons and complaint shall also be filed with the clerk
of the county court and thereafter the action shall proceed in accordance
with the Colorado rules of county court civil procedure.
92.1.3.4 If the county court finds, by a preponderance of the evidence, that a
violation of any provision of this code has occurred, the court shall order
the violator to pay a civil penalty in an amount allowed pursuant to
subsection 92.1.3 of this section. Such penalty shall be payable
immediately by the violator to the county treasurer. In the event that the
alleged violation has been cured or otherwise removed at least five days
prior to the appearance date in the summons, then the county attorney
shall so inform the court and request that the action be dismissed without
fine or appearance of the defendant.
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92.1.3.5 Upon the filing with the court of a receipt issued by the county treasurer
showing payment in full of a civil penalty assessed pursuant to this
section and upon the filing of an affidavit of the county building inspector
that the violation has been cured, removed, or corrected, the court shall
dismiss the action and issue a satisfaction in full of the judgment so
entered.
92.1.3.6 If a receipt showing full payment of the civil penalty or the affidavit
required by subsection 92.1.3.5 of this section is not filed, the action
shall continue and the court shall retain jurisdiction to impose an
additional penalty against the violator in the amount specified in
subsection 92.1.3 of this section. Such additional penalty shall be
imposed by the court upon motion filed by the county and proof that the
violation has not been cured, removed, or corrected.
92.2 Stop Orders. Whenever any work is being done contrary to the
provisions of this Code, or other pertinent laws or ordinances
implemented through the enforcement of this Code, the building official
may order the work stopped by notice in writing served on any persons
engaged in the doing or causing such work to be done, and any such
persons shall forthwith stop such work until authorized by the building
official to proceed with the work.
Stop work notices and danger signs affixed by the building official shall
not be mutilated, destroyed or removed without authority to do so by the
building official.
92.3 Occupancy Violations, Unsafe Buildings and Equipment
92.3.1 Occupancy Violation. Whenever any structure is being used contrary to
the provisions of this Code, the building official may order such use
discontinued and the structure or portion thereof vacated by notice
served on any person causing such use to be continued. Such person
shall discontinue the use within ten (10) days of receipt of such notice, or
make the structure or portion thereof comply with the requirements of this
Code, provided, however, that in the event of an unsafe building,
subsection 92.3.2 of this section shall apply.
92.3.2 Dangerous Building. All buildings, structures, or portions thereof which
are determined after inspection by the building official to be dangerous
according to the provisions of Chapter 3 of the Uniform Code for the
Abatement of Dangerous Buildings as adopted in section 20.5 of this
Code , are hereby declared to be public nuisances and shall be abated by
repair, rehabilitation, demolition or removal in accordance with the
procedure specified in the Uniform Code for the Abatement of Dangerous
Buildings adopted by reference in this Code as adopted in section 20.5
of this Code.
92.3.3 Hazardous, Defective or Unsafe Systems or Equipment. Building
systems or equipment that are hazardous, defective, or unsafe, constitute
a fire or health hazard, or are otherwise dangerous to human life, as
regulated by this Code, are hereby declared as unsafe systems or
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equipment. Use of a system or equipment regulated by this Code
constituting a hazard to health, safety or welfare by reason of inadequate
maintenance, dilapidation, fire hazard, disaster, damage or abandonment
is hereby declared an unsafe use. Such unsafe systems or equipment
are hereby declared to be a public nuisance and shall be abated by
repair, rehabilitation, demolition or removal.
92.3.4 Authority to Disconnect Utilities. The building official shall have the
authority to order disconnection of any utility supplied to a building,
structure, system, or equipment regulated by this Code, when it is
determined that the system or equipment, or portion thereof, has
become hazardous or unsafe.
92.3.4.1 Written notice of such order to disconnect service and the causes
therefor shall be given within 24 hours to the owner(s) and occupant(s) of
such building, structures or premises, provided, however, that in cases of
immediate danger to life or property, such disconnection shall be made
immediately without such notice. Where utilities are provided by a public
utility, the building official shall immediately notify the serving utility in
writing of the issuance of such order to disconnect.
92.3.5 Authority to Condemn Systems or Equipment. Whenever the building
official determines that any system or equipment, or portion thereof,
regulated by this Code has become hazardous to life, health, property, or
has become insanitary, the building official shall order in writing that such
system or equipment either be removed or restored to a safe or sanitary
condition. A time limit for compliance with such order shall be specified in
the written notice. A person shall not use or maintain defective or
insanitary systems or equipment after receiving such notice.
92.3.5.1 When such system or equipment is to be disconnected, a written notice
shall be given. In cases of immediate danger to life or property, such
disconnection shall be made immediately without such notice.
92.3.5.2 When a building system or equipment is maintained in violation of this
Code and in violation of any notice issue pursuant to the provisions of this
section, the building official shall institute any appropriate action to
prevent, restrain, correct or abate the violation.
92.3.6 Connection after Order to Disconnect. A person shall not make
connections to any system or equipment regulated by this Code which
have been disconnected or ordered to be disconnected by the building
official, or the use of which has been ordered to be discontinued by the
building official until the building official authorizes the reconnection and
use of such system or equipment.
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BE IT FURTHER ORDAINED by the Board if any section, subsection, paragraph,
sentence, clause, or phrase of this Ordinance is for any reason held or decided to be
unconstitutional, such decision shall not affect the validity of the remaining portions hereof. The
Board of County Commissioners hereby declares that it would have enacted this Ordinance in
each and every section, subsection, paragraph, sentence, clause, and phrase thereof
irrespective of the fact that any one or more sections, subsections, paragraphs, sentences,
clauses, or phrases might be declared to be unconstitutional or invalid.
The above and foregoing Ordinance Number 119-O was, on motion duly made and
seconded, adopted by the following vote on the 12th, day of May, A. D., 1999.
BOARD OF COUNTY COMMISSIONERS
Lu
ELADATTEST:
�'.. Dal K. Hall, Chair
•
Weld County Clerk to th q r F{ yr / (_/,
('')//
) Barbara J. Kirkme , Pro-Term
Deputy Clerk to the B• • (Qr jI\fl°-\V
George xter
APP S TO FORM: / z/
M.�J7. Geille�
my orney
�a vJ
Glenn Vaa0
Pre-publication: March 24, 1999
First Reading: April 7, 1999
Publication: April 14, 1999, in the Fort Lupton Press
Second Reading: April 26, 1999
Publication: May 1, 1999, in the Fort Lupton Press
Final Reading: May 12, 1999
Publication: May 22, 1999, in the Fort Lupton Press
Effective: May 27, 1999
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