A. Section 101.1, Title, is hereby amended by adding the words “City of Sedona” in place of “Name of Jurisdiction.”

B. Sections 101.4.1, Gas, 101.4.2, Mechanical, 101.4.3, Plumbing, 101.4.4, Property maintenance, 101.4.6, Energy and 101.4.7, Existing buildings, are hereby amended by adding the following directly after the title of the code:

…, as adopted and amended by the City of Sedona,

C. Section 105.2, Work exempt from permits, Building Item Nos. 1, 2, 4, 9, 10 and 11, relating to Exempted Work, are hereby amended to read:

1. One-story detached buildings used as tool and storage sheds, playhouses or similar uses, provided the projected roof area does not exceed 120 square feet, the building does not exceed 7 feet high at the highest point of the roof or wall, and it has no electrical or plumbing installations.

2. Freestanding fences and walls not supporting a structure, not over 30 inches high, and not located within flood hazard areas as determined by the City or County flood hazard administrative authority.

4. Retaining walls not over 30 inches in height, measured from top of footing to the top of wall, unless supporting a surcharge or impounding Class I, II or IIIA liquids.

9. Prefabricated swimming pools accessory to Group R-3 occupancies, which are less than 18 inches in depth and less than 8 feet in all dimensions and constructed entirely above grade.

10. This item, referring to shade cloth structures, is deleted in its entirety.

11. Swings and other playground equipment.

D. Section 105.7, Placement of permit, is hereby amended by deleting the section in its entirety and substituting the following:

Section 105.7 Placement of permit. The building permit shall be kept on site in a conspicuous place, visible from the public way, and shall be kept on the site of the work until the completion of the project and the issuance of final inspection approval by the City.

E. Section 107.1, General, is hereby amended by the addition of the following paragraphs to the end of the section:

Such documents may be reviewed and approved by other departments of this City and other agencies with jurisdiction in the areas of public health and safety prior to permit issuance, including, but not limited to, the Arizona Department of Environmental Quality, the County Health Department and the County Flood Control District to verify compliance with any applicable laws under their jurisdiction.

The Building Official shall require that contractors be licensed as required by Arizona state law before issuing permits to them. The Building Official shall also require contractors and builders to either be licensed or otherwise retain the services of someone who is properly licensed or certified, as may be necessary to assure the proper installation of building components, equipment or appliances consistent with the technical codes or the approved installation specifications and standards.

Owners of Property may construct, add to, alter or remodel structures on their property subject to the provisions of Arizona Revised Statutes, Section 32-1121. Violation of the provisions of ARS § 32-1121 shall be cause to commence enforcement proceedings. The Building Official may also report such violations to the Arizona Registrar of Contractors.

F. Section 107.3.1, Approval of construction documents, is hereby amended by adding the following paragraph to the end of the section:

When plans are required, if the Building Official issues a permit, he/she shall endorse in writing or stamp the plans and specifications “Reviewed for Code compliance” which signifies only that said plans may be used in conjunction with a building permit for construction. Any omission or error in said plans shall not be grounds to fail to comply with or waive any city, state or federal requirements. The designer, builder and owner are hereby charged with the responsibility to comply with all said requirements. Approved plans, specifications, building addresses, legal descriptions and permits shall not be changed, modified or altered without authorization from the Building Official, and all work shall be done in accordance with the approved plans, specifications and permits. A land split or subdivision of land made on property for which a building permit has been issued shall be approved by the Director of Community Development prior to recording.

G. Section 110.3.5, Lath, gypsum board and gypsum panel product inspection, is hereby amended by deleting the exception.

H. Section 111.1, Change of occupancy, is hereby amended by inserting the following text after the first sentence of the paragraph:

Every tenant of every building and structure, except Group R-3 and U occupancies associated with Group R-3 uses, and non-occupied Group U occupancies, shall obtain a tenant occupancy permit and a certificate of occupancy prior to opening for business. Tenant occupancy permits and certificates shall be nontransferable from one building to another and from one tenant to another.

I. Section 111.3, Temporary occupancy, is hereby amended by adding the following to the end of the section:

The issuance of Temporary Certificates of Occupancy is not customary, is reviewed by the Director of Community Development after the submittal of a written request identifying the hardship(s) not caused directly or indirectly by the applicant, property owner, design professionals or contractors, and is based solely on incomplete or non-compliant exterior work. Upon approval of the Director of Community Development to allow issuance of a Temporary Certificate of Occupancy, the owner shall submit to the Building Official for review and approval a letter requesting temporary occupancy for a period of time to be approved by the Building Official and include with the request:

1. An itemization of all work authorized and required by the building and grading permits that must be completed to permanently occupy the building. (Note that said work shall be exterior to the building or structure. Temporary Certificates of Occupancy will not be issued for any work not completed and approved by the City that is interior to the building or structure.)

2. An irrevocable bond or other financial deposit acceptable to the Building Official and payable to the City of Sedona in the event construction is not completed before expiration of the Temporary Certificate of Occupancy. The amount of the bond or deposit shall equal 100 percent of the construction cost to complete the work required by the permits.

For the purpose of this section, construction cost shall include all labor, materials, equipment, sales tax, permit fees and contractors’ profit and overhead plus a twenty-five percent (25%) contingency amount for unforeseen construction expenses and City administration in the event the City undertakes completion of the project. The Building Official may require written proposals or estimates from contractors to substantiate the amount of the bond or deposit.

3. The payment of a non-refundable fee for the Temporary Certificate of Occupancy shall be $300.00 for single-family dwellings and $500.00 for commercial projects.

4. A written agreement that the bond or deposit is forfeited by the owner to the City in the event all required work is not completed before expiration of the Temporary Certificate of Occupancy and authorization for the City to undertake and complete construction with the forfeited funds.

If the City undertakes completion of the project with the forfeited funds, any unexpended amount shall be returned to the owner or bonding agent as applicable. If costs to complete the project exceed the amount of the bond or deposit, the City may file a lien against the subject property and take appropriate action as necessary to recover all the additional expenses incurred completing the construction.

The Building Official may extend the time period of an original Temporary Certificate of Occupancy or issue one or more additional temporary certificates if conditions beyond the control of the owner prevent project completion by the expiration of the original Temporary Certificate. Extensions and additional temporary certificates shall be requested by the owner before the expiration of the original certificate and approved by the Building Official in the same manner as the original certificate. The owner shall provide a bond or deposit and pay a new fee for each extension or additional certificate.

EXCEPTION: Public schools are not required to provide a bond or deposit for completion of work or pay temporary certificate fees.

J. Section 113.3, Qualifications, is hereby amended by deleting the section in its entirety and substituting the following:

113.3 Board Composition and Authority. All reviews required of a Board of Appeals shall be delegated to a hearing officer to be appointed in the same manner as such other hearing officers appointed by the City Council to hear appeals to the City of Sedona’s Board of Adjustment. The hearing officer(s) appointed pursuant to this section shall have final review authority and no further appeal shall be required by the City of Sedona.

K. Section 114.4, Violation penalties, is hereby amended by adding the following paragraph to the end of the section:

Such person, firm or corporation shall be subject to the penalties as provided in SCC 1.15.010 for each and every such violation and non-compliance as a separate offense. Imposition of penalty for a violation of this code shall not excuse the violation or permit it to continue. A violation shall be remedied within a reasonable time, and each day that such violation continues unabated shall constitute a separate offense.

L. Section 115.2, Issuance, is hereby amended by removing the first sentence in its entirety and inserting the following:

A stop work order shall be in writing and shall be given to the owner of the property, to the owner’s authorized agent, or to the person performing the work, or shall be posted on the structure or on site in a conspicuous location.

M. Section R115.3, Unlawful continuance, is hereby deleted in its entirety and replaced by the following:

Section R115.3 Unlawful continuance and/or removal of stop work notice. Any person who shall continue or allow the continuance of any work in or about the structure or property after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, or any person who removes, or causes the removal of, the stop work notice without the consent of the City, shall be subject to fines and penalties as set by the applicable governing authority.

N. Sections 305.2, Group E, day care facilities, and 308.5, Institutional Group I-4, day care facilities, are hereby amended by adding the following exception:

A “child care group home” complying with the requirements ARS 36-897 through 36-897.13 and providing child care for less than 24 hours per day for not less than five (5) children but no more than ten (10) children through the age of twelve years shall be classified as Group R-3, provided that all child care rooms are located on the level of exit discharge and each child care room has an exit door directly to the exterior.

O. Section 502.1, Address identification, is hereby amended by adding the following paragraph to the end of the section:

In addition to the requirements stated herein, building addressing and display shall comply with SCC 12.20.070. Building addresses placed on building permits and Certificates of Occupancy shall not be changed unless approved by the City Engineer pursuant to Chapter 12.20 SCC.

P. Section 901.2, Fire protection systems, is hereby amended by deleting the first paragraph and replacing said paragraph with the following:

Fire protection systems shall be designed, installed, repaired, operated, tested and maintained in accordance with this code and the Sedona Fire District’s adopted regulations, codes and amendments. Where there is a conflict between this code and those of the Sedona Fire District, the more restrictive of those regulations, codes, and amendments shall apply.

Q. Section 903.2, Where required, is hereby amended by adding the following paragraph to the end of the section:

Approved automatic sprinkler systems shall also be designed and provided in accordance with the adopted and amended codes and regulations of the Sedona Fire District, and all plan review and inspections for said systems will be done by the Sedona Fire District.

R. Section 907.2.10.1, Group R-1, is hereby amended by deleting the section in its entirety and substituting the following:

Section 907.2.10.1 Group R-1. Single- or multiple-station smoke alarms shall be installed in all of the following locations in Group R-1:

1. In sleeping areas.

2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit.

3. In each story within the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level, and that the smoke alarm is installed on the ceiling in close proximity of the stairs.

4. In sleeping units where the ceiling height of a room open to the hallway serving the bedrooms exceeds that of the hallway by twenty-four inches (24") or more, smoke detectors shall be installed in the hallway and in the adjoining room.

S. Section 907.2.10.2, Groups R-2, R-3, R-4 and I-4, is hereby amended by adding the following to the end of the section:

4. In sleeping units where the ceiling height of a room open to the hallway serving the bedrooms exceeds that of the hallway by twenty-four inches (24") or more, smoke detectors shall be installed in the hallway and in the adjoining room.

T. Section 1008.1 is hereby amended by adding the following sentence to the end of the first sentence:

In addition, emergency illumination shall be required in non-residential occupancies where deemed necessary by the Building Official.

U. Section 1015.2, Where required, is hereby amended by deleting “30 inches (762 mm)” from the first sentence and replacing it with “20 inches (508 mm).”

V. Section 1612.3, Establishment of flood hazard areas, is modified by deleting the section in its entirety and replacing it with the following:

1612.3 Establishment of flood hazard areas. Flood hazard areas and regulations shall be established by the appropriate, governing County or City agency having flood management jurisdiction. Where the requirements of this section conflict with the flood hazard regulations adopted by the appropriate, governing County or City agency having flood management jurisdiction, the regulations of the governing County or City agency shall apply.

W. Section 1807.1.6, Prescriptive design of concrete and masonry foundation walls, is hereby amended by adding the following to the end of the sentence:

… provided that the minimum vertical reinforcement for any concrete or masonry foundation wall shall be a #4 spaced not more than 48 inches on center. Un-reinforced concrete (PC) is not permitted.

X. Section 2901.1, Scope, is hereby amended by deleting the third sentence in its entirety and replacing it with the following:

Plumbing systems and equipment shall be designed, constructed and maintained in accordance with the International Plumbing Code as amended by the City of Sedona. Private sewage disposal systems shall conform to the requirements of the applicable State or County governing authority.

Y. Section 3109.1, General, is hereby amended by adding the following to the end of the sentence:

…and all applicable state and county regulations including Arizona Statute A.R.S. 36-1681.