Article II. : Building Code for Commercial, Residential and Industrial Buildings
§ 6-11 Incorporation by Reference.
§ 6-11.1 International Building Code 2018.
The International Building Code 2018, with the modifications found in §6-11.2 of this article, is incorporated by reference. International Building Code 2018 shall be known and may be cited as the Town of Easton Building Code for Commercial, Residential and Industrial Buildings. (Ordinance 735 effective September 25, 2019, historical reference 16, 17, 25, 27, 33, 34, 41, 42, 44, 45, 71, 73, 76, 82, 86, 90, 93, 110, 115, 180, 238, 325, 405, 417, 448, 562, 567, 599, and 652)
§ 6-11.2 International Building Code Amendments.
Amendments for the International Building Code are as follows: (Ordinance 599 effective July 1st 2012, historical reference 562 and 567)
§ 6-11.2.1 Chapter 1. Administration. Delete entire chapter and replace with the following: (Ordinance 567 effective March 22, 2010, historical reference 562)
101.1 Title. These regulations shall be known as the Building Code of the Town of Easton, Maryland hereinafter referred to as “this code.”
101.2 Scope. The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.
- Detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories above grade plane in height with a separate means of egress and their accessory structures shall comply with the Town of Easton, Building Code for Residential One and Two Family Dwellings under Chapter 6, Article III.
- Existing buildings undergoing repair, alterations or additions, and change of occupancy shall comply with the Maryland Building Rehabilitation Code set forth in COMAR 09.12.58.
- Maintenance of all structures, dwellings and premises shall comply with the Town of Easton, Minimum Property Maintenance Standards under Chapter 11 of the Town of Easton Code.
101.2.1 Appendices. Provisions in Appendix C, GROUP U—Agricultural Buildings; Appendix F, Rodent Proofing; Appendix G, Flood Resistant Construction; Appendix H, Signs; and Appendix I, Patio Covers, are adopted as part of the International Building Code. (Ordinance 735 effective September 25, 2019, historical reference 562 and 567)
101.2.2 Additional Scope. In addition to the requirements contained in the International Building Code the follow requirements shall be in addition to those in the International Building Code:
184.108.40.206 State Fire Prevention Code. Annotated Code of Maryland, Public Safety Article, Title 6: State Fire Prevention Commission and State Fire Marshal, and COMAR 29.06.01, are in addition to the requirements of the International Building Code. The State Fire Prevention Code is enforced by the State Fire Marshal.
220.127.116.11 State Safety Glazing. Annotated Code of Maryland, Public Safety Article, Title 12: Building and Material Code; Other Safety Provisions, Subtitle 4: Safety Glazing, are in addition to Glass and Glazing requirements of the International Building Code. In the event of a conflict between the International Building Code and the Annotated Code of Maryland, the requirements of the Annotated Code of Maryland prevail.
18.104.22.168 State Elevators Safety. Annotated Code of Maryland, Public Safety Article, Title 12: Building and Material Code; Other Safety Provisions, Subtitle 8: Elevator Safety, are in addition to Elevators and Conveying Systems requirements of the International Building Code. In the event of a conflict between the International Building Code and the Annotated Code of Maryland, the requirements of the Annotated Code of Maryland prevail.
101.3 Administration. The Building Code for Residential Commercial, Residential and Industrial Buildings are regulated by the Building Codes Administration under Article I of Chapter 6. (Ordinance 562 effective T.B.D.)
101.4 Intent. The purpose of this code is to establish the minimum requirements to safeguard the public health, safety and general welfare through structural strength, means of egress, facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to life and property from fire and other hazards attributed to the built environment.
101.5 Referenced Codes. The other codes listed in Sections 101.5.1 through 101.5.7 shall be considered as reference only and shall be superceded by the current; Electrical, Gas, Mechanical, Plumbing, Property Maintenance, Fire Prevention, and Energy codes as adopted by the Easton Town Council, if any.
101.5.1 Electrical. The provisions of the NFPA 70 National Electrical Code shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.
101.5.2 Gas. The provisions of the International Fuel Gas Code shall apply to the installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this code. These requirements apply to gas piping systems extending from the point of delivery to the inlet connections of appliances and the installation and operation of residential and commercial gas appliances and related accessories.
101.5.3 Mechanical. The provisions of the International Mechanical Code shall apply to the installations, repairs, and replacement of mechanical systems, including equipment, appliances, fixtures, fitting and/or appurtenances, including ventilating, heating, cooling, air-conditioning and refrigeration systems, incinerators, and other energy-related systems.
101.5.4 Plumbing. The provisions of the International Plumbing Code shall apply to the installation, alterations, repairs and replacement of plumbing systems, including equipment, appliances, fixtures, fittings and appurtenances, and where connected to a water or sewage system and all aspects of a medical gas system. The provisions of the International Private Sewage Disposal Code shall apply to private sewage disposal systems.
101.5.5 Property maintenance. The provisions of the International Property Maintenance Code shall apply to existing structures and premises; equipment and facilities; light, ventilation, space heating, sanitation, life and fire safety, hazards; responsibilities of owners, operators, and occupants; and occupancy of existing premises and structures.
101.5.6 Fire Prevention. Delete.
101.5.7 Energy. The provisions of the International Energy Conservation Code shall apply to all matters governing the design and construction of buildings for energy efficiency.
102.1 General. Where, in any specific case, different sections of this code specify different materials, methods of construction or other requirements, the most restrictive shall govern. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable.
102.2 Other Laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law.
102.3 Application of References. References to chapters or section numbers, or to provisions not specifically identified by number, shall be construed to refer to such chapter, section or provision of this code.
102.4 Referenced Codes and Standards. The codes and standards referenced in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between provisions of this code and referenced codes and standards, the provisions of this code shall apply.
Exception: The Easton Zoning Ordinance, shall safeguard the health, property and public welfare by controlling the design, location, use or occupancy of all buildings and structures through the regulated and orderly development of land and land use within Easton. In the event of a conflict between the International Building Code and the Easton Zoning Ordinance, the requirements of the Easton Zoning Ordinance shall prevail.
102.5 Partial Invalidity. In the event any part or provision of this code is held to be illegal or void, this shall not have the effect of making void or illegal any of the other parts or provisions.
102.6 Existing Structures. The legal occupancy of any structure existing on the date of adoption of this code shall be permitted to continue without change, irrespective of any enforcement provisions which may be contained in this code, except as deemed necessary by the building official for the general safety and welfare of the occupants and the public.
§ 6-11.2.2 Chapter 2. Definitions. Add definition to Section 202 for Marketplace Buildings:
Marketplace Buildings – Commercial. A one story freestanding structure; located on the same lot as a commercial business, that is not greater than 120 square feet in floor area, and with an eave height of 12 feet or less, the use of which is complementary to that of the commercial business on the same lot. (Ordinance 578 effective November 8th 2010, historical reference 562)
§ 6-11.2.3 Chapter 10 Means of Egress. Delete Section 1011.8 Verticle rise and replace with the following: (Ordinance 566 effective March 22, 2010, Ordinance 599 effective July 1, 2012 and Ordinance 652 effective July 1, 2015)
1011.8 Vertical rise. Stairways with a vertical rise larger than 12 feet (3658 mm) between floor levels shall be provided with landings so that no vertical rise exceeds 12 feet. Stairways with a vertical rise smaller than 5 feet (1524 mm) between floor levels shall be continuous.
§ 6-11.2.4 Chapter 10 Means of Egress. Delete Section 1011.12 Stairway to roof and replace with the following: (Ordinance 566 effective March 22, 2010, Ordinance 599 effective July 1, 2012 and Ordinance 652 effective July 1, 2015)
1011.12 Stairway to roof. For building with unoccupiable roofs; one stairway, alternating tread device or ships ladder shall extend to the roof surface for the following buildings;
- Buildings four or more stories above grade plane.
- Buildings where equipment and appliances are installed on roofs at a height exceeding 16 feet (4877 mm) from grade plane.
Exception: If the roof has a slope steeper than four units vertical in 12 units horizontal (33-percent slope).
§ 6-11.2.5 Chapter 10. Means of Egress. Delete the exception under section 1011.12 Stairway to roof. (Ordinance 652 effective July 1st 2015)
§ 6-11.2.6 Chapter 10. Means of Egress. Delete Section 1011.16 Ladders, and replace with the following: (Ordinance 652 effective July 1st 2015)
1011.16 Ladders. Permanent ladders shall not serve as a part of the means of egress from occupied spaces within a building. Permanent ladders shall be permitted to provide access to elevated levels in Group U that are not open to the general public and elevator pits.
1011.16.1 Rise of ladders. Ladders used for access shall not have a vertical rise greater than 30 feet (9144 mm) between floor levels or landings.
1011.16.6.1 Offsets and landings of ladders. Ladders over 30 feet (9144 mm) in height shall be provided with offset sections and landings capable of withstanding 100 pounds per square foot (488.2 kg/ m2).
1011.16.6.2 Offsets and intermediate landings dimension. Landing dimensions shall be not less than 18 inches (457 mm) and not less than the width of the ladder served.
1011.16.6.3 Offsets and landings guards. A guard shall be provided on all open sides of the offsets and landings and shall comply with Section 1015.
1011.16.2 Landing required. The ladder shall be provided with a clear and unobstructed floor or landing at the top and bottom of each ladder, having a minimum dimension of 30 inches (762 mm) by 30 inches (762 mm) centered on the ladder.
1011.16.3 Side railings of ladders. There shall be not less than 18 inches (457 mm) between rails.
1011.16.4 Side railings extension of ladders. The side railing shall extend above the elevated levels by not less than 30 inches (762 mm).
1011.16.5 Rungs of ladders. Rungs shall have a diameter not less than 0.75-inch (19 mm) and be capable of withstanding a 300-pound (136.1 kg) load.
1011.16.6 Rung spacing of ladders. Ladders shall have rung spacing not to exceed 14 inches (356 mm) on center.
1011.16.7 Toe spacing of ladders. Ladders shall have a toe spacing not less than 6 inches (152 mm) deep.
1011.16.8 Climbing clearance of ladders. . The distance from the centerline of the rungs to the nearest permanent object on the climbing side of the ladder shall be not less than 30 inches (762 mm) measured perpendicular to the rungs. A minimum clear width of 15 inches (381 mm) shall be provided on both sides of the ladder measured from the midpoint of and parallel with the rungs.
These distances shall be maintained clear.
Exception: Where cages or wells are installed.
1011.16.9 Corrosion. Ladders shall be protected against corrosion by approved means.
1011.16.10 Access Protection. Ladders shall be protected to prevent unauthorized access.
§ 6-11.2.7 Chapter 11. Accessibility. Chapter 11 is hereby deleted and replaced with the Maryland Accessibility Code set forth in COMAR 09.12.53. (Ordinance 735 effective September 25, 2019, historical reference 448, 562, and 567)
§ 6-11.2.8 Chapter 13 Energy Efficiency. Chapter 13 Energy Efficiency is hereby deleted and replaced with the Town of Easton, Energy Code under Chapter 6 Article V. (Ordinance 567 effective March 22, 2010, historical reference 448, 562)
§ 6-11.2.9 Chapter 16 Structural Design. Delete Section 1612.3 Establishment of flood hazard areas and replace with the following: (Ordinance 652 effective July 1st 2015, historical reference 566)
1612.3 Establishment of flood hazard areas. To establish flood hazard areas , the applicable governing authority shall adopt a flood hazard map and supporting data. The flood hazard map shall include, at a minimum, areas of special flood hazard as identified by the Federal Emergency Management Agency in an engineering report entitled "The Flood Insurance Study for the Town of Easton," dated August 5th 2013 previously March 27th 1984, as amended or revised with the accompanying Flood Insurance Rate Map (FIRM) and Flood Boundary and Floodway Map (FBFM) and related supporting data along with any revisions thereto. The adopted flood hazard map and supporting data are hereby adopted by reference and declared to be part of this section.
§ 6-11.2.10 Chapter 18 Soils and Foundations. Delete Section 1809.5 Frost protection and replace with the following: (Ordinance 566 effective March 22, 2010)
1809.5 Frost protection. Except where otherwise protected from frost, foundations and other permanent supports of buildings and structures shall be protected from frost by one or more of the following methods:
- Extending below the frost line of the locality;
- Constructing in accordance with ASCE 32; or
- Erecting on solid rock.
- Free-standing buildings meeting all of the following conditions shall not be required to be protected:
- Assigned to Occupancy Category I, in accordance with Section 1604.5; and
- Area of 400 square feet or less; and
- Dimensions of 20’-0” or less in all directions; and
- Eave height of 10 feet or less; and
- Shallow foundations shall not bear on frozen soil unless such frozen condition is of a permanent character.
- Marketplace Buildings meeting all of the following conditions shall not be required to be protected:
- Area of 120 square feet or less; and
- Eave height of 12 feet or less; and
- Not permanently fixed to the ground by a foundation; and
- Installed on a flat and level surface; and
- Anchored to the ground by means of screw anchors or other anchor device to prevent overturning in high winds.
§ 6-11.2.11 Chapter 27 Electrical. Chapter 27 Electrical is hereby deleted and replaced with the Town of Easton, Electrical Code under Chapter 6 Article IV. (Ordinance 567 effective March 22, 2010, historical reference 448, 562)
§ 6-11.2.12 Chapter 28 Mechanical Systems. Chapter 28 Mechanical Systems is hereby deleted and replaced with the Town of Easton, Mechanical Code. (Ordinance 599 effective July 1st 2012)
§ 6-11.2.13 Chapter 29 Plumbing Systems. Chapter 29 Plumbing Systems is hereby deleted and replaced with the Town of Easton, Plumbing Code. (Ordinance 567 effective March 22, 2010, historical reference 448, 562)
§ 6-11.2.14 Chapter 31. Special Construction. Chapter 31 Special Construction Section 3103.1 General, 3103.1.1 Conformance, 3103.1.2 Permit Required and Section 3103.4 Means of Egress are hereby deleted, and replaced with the following: (Ordinance 578 and 652 effective November 8th 2010 and July 1st 2015)
3103.1 General. The provisions of this section shall apply to all temporary structures and uses.
3103.1.1 Conformance. Temporary structures and uses shall conform to the chapters for; structural design, fire and smoke protection features, interior finishes, fire protection systems, means of egress, accessibility and interior environment requirements to ensure public health, safety and general welfare.
Exception: Marketplace buildings may forgo the interior environment requirements for artificial light, sanitary and temperature controls by limiting the durational use of the building.
3103.1.2 Marketplace Buildings. Marketplace Buildings are habitable only during daylight hours for the periods from May 16th thru September 30th.
Exception: Marketplace Building may be occupied for;
- Additional periods of the year if heating facilities and energy efficiency details are provided complying with the Energy Conservation, Mechanical and Property Maintenance Codes.
- Additional hours of the day if electrical systems are provided complying with the Electrical Code.
3103.1.3 Marketplace Buildings. Marketplace building shall be occupied only by employees for the protection from the elements and for point of sales transactions only.
Exception: Marketplace Building may be occupied for the; preparation and or sale of food and beverages as a Food Service Facility if; the Talbot County Environmental Health Office has issued a valid license for compliance with COMAR 10.15.03 and the plumbing systems complies with applicable State and Town plumbing codes.