Article III: Building Code for Residential One and Two Family Dwellings

§ 6-12 Incorporation by Reference.

§ 6-12.1 International Residential Code 2018.

The International Residential Code 2018, with the modifications found in §6-12.2 of this article, is incorporated by reference. The International Residential Code 2018 shall be known and may be cited as the Town of Easton Building Code for One and Two Family Dwellings. (Ordinance 736 effective September 25, 2019, historical reference 16, 17, 25, 27, 33, 34, 41, 42, 44, 45, 71, 73, 76, 82, 86, 90, 93, 110, 115, 180, 238, 325, 405, 417, 448, 562, 566, 600, and 653)

§ 6-12.2 International Residential Code Amendments. 

Amendments for the International Residential Code are as follows: (Ordinance 600 effective July 1st 2012, historical reference 562 and 566)

§ 6-12.2.1 Part I Administrative, Chapter 1. Part I Administrative, Chapter 1 of the International Residential Code is deleted and replaced with the following: (Ordinance 566 effective March 22, 2010 and Ordinance 653 effective July 1st 2015, historical reference 448, 562)

R101.1 Title. These regulations shall be known as the Town of Easton, Building Code for One and Two Family Dwellings and shall be cited as such and will be referred to herein as “this code.”

R101.2 Scope. The provisions of the International Residential Code for One and Two Family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of detached one and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories in height with a separate means of egress and their accessory structures.

Exception:  The following shall be permitted to be constructed in accordance with this code where provided with a residential fire sprinkler complying with Section P2904.

1. Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code. 
2. Owner-occupied lodging houses with five or fewer guestrooms.
3. A care facility with five or fewer persons receiving custodial care within a dwelling unit.
4. A care facility with five or fewer persons receiving medical care within a dwelling unit.
5. A care facility for five or fewer persons receiving care that are within a single-family dwelling.  

R101.3 Purpose. The purpose of this code is to establish the minimum requirements to safeguard life or limb, health and public welfare.

R101.4 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.)

R102.1 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.

R102.2 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law.

R102.3 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.

R102.4 Referenced Codes. The other codes listed in Sections R102.4.1 through R101.4.7 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.

Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing and appliances, the conditions of the listing and manufacturer’s instructions shall apply.

R102.4.1 Electrical. The provisions of the ICC Electrical Code shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.

R102.4.2 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.

R102.4.3 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.

R102.4.4 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.

R102.4.5 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.

R102.4.6 Fire Prevention. Delete

R102.4.7 Energy. The provisions of the International Energy Conservation Code shall apply to all matters governing the design and construction of buildings for energy efficiency.

R102.5 Appendices. The Town of Easton shall adopt the following appendices: Appendix A Sizing and Capacities of Gas Piping; Appendix B Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category I Appliances and Appliances Listed for Use with Type B Vents; Appendix C Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems; Appendix D Recommended Procedure for Safety Inspection of an Existing Appliance Installation; Appendix F Radon Control Methods; Appendix G Piping Standards for Various Applications; Appendix H Patio Covers; with respect to Appendix I, Private Sewage Disposal systems that are specifically approved or legally exist within the Town of Easton shall conform to the provisions, inspections and requirements of the Talbot County Health Department; Appendix K Sound Transmission; Appendix M Home Day Care-R- 3 Occupancy; Appendix N Venting Methods; Appendix O Automatic Vehicular Gates; Appendix P Sizing of Water Piping System; Appendix Q Tiny Houses; Appendix R Light Straw–Clay Construction; Appendix S Strawbale Construction; and Appendix T Solar-Ready Provisions - Detached One and Two Family Dwellings and Townhouses.  (Ordinance 736 effective September 25, 2019, historical reference 653)

R102.6 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.

R102.7 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.

R102.7.1 Additions, alterations or repairs. Additions , alterations or repairs to any structure shall conform to the requirements for a new structure without requiring the existing structure to comply with all of the requirements of this code, unless otherwise stated. Additions , alterations or repairs shall not cause an existing structure to become unsafe or adversely affect the performance of the building.

§ 6-12.2.2 Chapter 2. Definitions. Amend the definition of Accessory Structure included under Section R202 to read as follows:

Accessory Structure - Residential. A freestanding structure; located on the same lot, that is not greater than 1,250 square feet in floor area, and with an eave height of 18 feet or less, and not over two stories in height, the use of which is accessory to and incidental to that of the dwelling on the same lot. Examples include; garages, garden sheds, gazebos, playhouses, pool houses and tool sheds. (Ordinance 578 effective November 8th 2010, historical reference 562)

§ 6-12.2.3 Chapter 3. Building Planning. Insert the following values into Table R301.2(1) (Ordinance 653 effective July 1st 2015, historical reference 448, 562, 566 and 600)

Footnote a: Firm Panel Numbers 24041CIND0A, 24041C0185C, 24041C0186C, 24041C0187C, 24041C0188C, 24041C0189C, 24041C0191C, 24041C0193C, 24041C0302C, 24041C0306C effective on 5th August 2013

§ 6-12.2.4 Chapter 3. Building Planning. Delete Section R311.7.6 Landings for stairways and its exception and replace with the following: (Ordinance 736 effective September 25, 2019, historical reference 448, 562, 566, and 600)

R311.7.6 Landings for stairways. There shall be a floor or landing at the top and bottom of each stairway. Stairways with a vertical rise larger than 12 feet (3658 mm) between floor levels shall be provided with a 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. The width of each landing shall not be less than the width of the stairway served. Every landing shall have a minimum dimension of 36 inches (914 mm) measured in the direction of travel.

Exception: A floor or landing is not required at the top of an interior stairway, including those in an enclosed garage, provided a door does not swing over the stairway.

§ 6-12.2.5 (Reserved) (Ordinance 736 effective September 25, 2019, historical reference 448, 562, 566, and 600)

R311.7.8 Handrails. Handrails shall be provided on at least one side of stairways consisting of three or more risers.

§ 6-12.2.6 Chapter 3. Building Planning. Delete Section R311.7.8.4 Continuity and replace with the following: (Ordinance 736 effective September 25, 2019, historical reference 448, 562, 566, and 600)

R311.7.8.2 Continuity. All required handrails shall be continuous the full length of the stairway from a point directly above the top riser to a point directly above the lowest riser of the stairway. Handrail ends shall be returned to the wall or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall shall have a space of not less than 1 1/2 inch (38 mm) between the wall and the handrails.

§ 6-12.2.7 Chapter 4. Foundations. Delete Section R403.1.4.1 Frost Protection and replace with the following: (Ordinance 566 effective March 22, 2010)

R403.1.4.1 Frost protection. Except where otherwise protected from frost, foundation walls, piers and other permanent supports of buildings and structures shall be protected from frost by one or more of the following methods:

1. Extended below the frost line specified in Table R301.2.(1);
2. Constructing in accordance with Section R403.3;
3. Constructing in accordance with ASCE 32; or
4. Erected on solid rock.

Exceptions:

1. Protection of freestanding accessory structures with an area of 400 square feet (37 m2) or less, dimensions of 20’-0” or less in all directions and with an eave height of 10 feet (3048 mm) or less shall not be required.
2. Decks not supported by a dwelling need not be provided with footings that extend below the frost line.

Footings shall not bear on frozen soil unless the frozen condition is permanent.

§ 6-12.2.8 Chapter 4. Foundations. Delete the exception under Section R405.1 Concrete or masonry foundations. (Ordinance 566 effective March 22, 2010)

§ 6-12.2.9 Chapter 4. Foundations. Delete Section R405.2.3 Drainage systems and replace with the following: (Ordinance 566 effective March 22, 2010, historical reference 448, 562)

R405.2.3 Drainage system. In all soil types, a sump shall be provided to drain the porous layer and footings. The sump shall be at least 24 inches (610 mm) in diameter or 20 inches square (0.0129 mm), shall extend at least 24 inches (610 mm) below the bottom of the basement floor and shall be capable of positive gravity or mechanical drainage to remove any accumulated water. The drainage system shall discharge into an approved storm sewer system or to daylight.

§ 6-12.2.10 Chapter 4. Foundations. Add Section R405.3 Foundations with crawl space. (Ordinance 566 effective March 22, 2010 and Ordinance 653 effective July 1, 2015)

R405.3 Foundations with crawl space. In all soil types, a sump shall be provided to drain the crawl space. The sump shall be a least 24 inches (610 mm) in diameter or 20 inches square (0.0129 mm), shall extend at least 24 inches (610 mm) below the bottom of the crawl space and shall be capable of positive gravity or mechanical drainage to remove any accumulated water. The drainage system shall discharge into an approved storm sewer system or to daylight.

§ 6-12.2.11 Part IV Energy Conservation, Chapter 11. Part IV Energy Conservation, Chapter 11 is hereby deleted and replaced with the Town of Easton, Energy Code under Chapter 6 Article V. (Ordinance 566 effective March 22, 2010)

§ 6-12.2.12 Part V Mechanical, Chapter 12 through 23. Part V Mechanical, Chapter 12 through 23 is hereby deleted and replaced with the Town of Easton, Mechanical Code under Chapter 6 Article VII. (Ordinance 600 effective July 1st 2012, historical reference 566)

§ 6-12.2.13 Part VI Fuel Gas, Chapter 24. Part VI Fuel Gas, Chapter 24 is hereby deleted and replaced with the Town of Easton, Fuel Gas Code under Chapter 6 Article VI. (Ordinance 600 effective July 1st 2012, historical reference 566)

§ 6-12.2.14 Part VII Plumbing, Chapters 25 through 33. Part VII, Chapter 25 through 33 is hereby deleted and replaced with the Town of Easton, Plumbing Code under Chapter 6 Article VIII. (Ordinance 600 effective July 1st 2012, historical reference 448, 562 and 566)

§ 6-12.2.15 Part VIII Electrical, Chapter 34 thru 43. Part VIII, Chapter 34 through 43 is hereby deleted and replaced with the Town of Easton, Electrical Code under Chapter 6 Article IV. (Ordinance 566 effective March 22, 2010 and Ordinance 600 effective July 1st 2012, historical reference 448, 562)