HomeMy WebLinkAbout11172009 BSC Agenda Item 1
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Various Code Requirements for Basements
Definitions
BASEMENT. That portion of a building that is partly or completely below grade (see "Story above
grade").
BASEMENT WALL. The opaque portion of a wall that encloses one side of a basement and has an
average below grade wall area that is 50 percent or more of the total opaque and non-opaque area of
that enclosing side.
HABITABLE SPACE. A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms,
closets, halls, storage or utility spaces and similar areas are not considered habitable spaces.
STORY ABOVE GRADE. Any story having its finished floor surface entirely above grade, except that a
basement shall be considered as a story above grade where the finished surface of the floor above the
basement is:
1. More than 6 feet (1829 mm) above grade plane.
2. More than 6 feet (1829 mm) above the finished ground level for more than 50 percent of the
total building perimeter.
3. More than 12 feet (3658 mm) above the finished ground level at any point.
SECTION R305
CEILING HEIGHT
R305.1 Minimum height.
Habitable rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms and basements shall have a ceiling
height of not less than 7 feet (2134 mm). The required height shall be measured from the finish floor to the
lowest projection from the ceiling.
Exceptions:
1. Beams and girders spaced not less than 4 feet (1219 mm) on center may project not more than 6 inches
(152 mm) below the required ceiling height.
2. Ceilings in basements without habitable spaces may project to within 6 feet, 8 inches (2032 mm) of the
finished floor; and beams, girders, ducts or other obstructions may project to within 6 feet 4 inches (1931 mm) of
the finished floor.
3. For rooms with sloped ceilings, at least 50 percent of the required floor area of the room must have a
ceiling height of at least 7 feet (2134 mm) and no portion of the required floor area may have a ceiling height of
less than 5 feet (1524 mm).
4. Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2036 mm) over the fixture and at the
front clearance area for fixtures as shown in Figure R307.1. A shower or tub equipped with a showerhead shall
have a minimum ceiling height of 6 feet 8 inches (2036 mm) above a minimum area 30 inches (762 mm) by 30
inches (762 mm) at the showerhead.
SECTION R310
EMERGENCY ESCAPE AND RESCUE OPENINGS
R310.1 Emergency escape and rescue required.
Basements and every sleeping room shall have at least one operable emergency and rescue opening. Such
opening shall open directly into a public street, public alley, yard or court. Where basements contain one or more
sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room, but shall not be
required in adjoining areas of the basement. Where emergency escape and rescue openings are provided they
shall have a sill height of not more than 44 inches (1118 mm) above the floor. Where a door opening having a
threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is
provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R310.3. The net clear
opening dimensions required by this section shall be obtained by the normal operation of the emergency escape
and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the
adjacent ground elevation shall be provided with a window well in accordance with Section R310.2. Emergency
escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.
Exception: Basements used only to house mechanical equipment and not exceeding total floor area of 200 square
feet (18.58 m2).
R310.1.1 Minimum opening area.
All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.530 m2).
Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet (0.465 m2).
R310.1.2 Minimum opening height.
The minimum net clear opening height shall be 24 inches (610 mm).
R310.1.3 Minimum opening width.
The minimum net clear opening width shall be 20 inches (508 mm).
R310.1.4 Operational constraints.
Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys,
tools or special knowledge.
R310.2 Window wells.
The minimum horizontal area of the window well shall be 9 square feet (0.9 m2), with a minimum horizontal
projection and width of 36 inches (914 mm). The area of the window well shall allow the emergency escape and
rescue opening to be fully opened.
Exception: The ladder or steps required by Section R310.2.1 shall be permitted to encroach a maximum of 6
inches (152 mm) into the required dimensions of the window well.
R310.2.1 Ladder and steps.
Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently
affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section
shall not be required to comply with Sections R311.5 and R311.6. Ladders or rungs shall have an inside width of at
least 12 inches (305 mm), shall project at least 3 inches (76 mm) from the wall and shall be spaced not more than
18 inches (457 mm) on center vertically for the full height of the window well.
R310.3 Bulkhead enclosures.
Bulkhead enclosures shall provide direct access to the basement. The bulkhead enclosure with the door panels in
the fully open position shall provide the minimum net clear opening required by Section R310.1.1. Bulkhead
enclosures shall also comply with Section R311.5.8.2.
R310.4 Bars, grilles, covers and screens.
Bars, grilles, covers, screens or similar devices are permitted to be placed over emergency escape and rescue
openings, bulkhead enclosures, or window wells that serve such openings, provided the minimum net clear
opening size complies with Sections R310.1.1 to R310.1.3, and such devices shall be releasable or removable from
the inside without the use of a key, tool, special knowledge or force greater than that which is required for normal
operation of the escape and rescue opening.
R310.5 Emergency escape windows under decks and porches.
Emergency escape windows are allowed to be installed under decks and porches provided the location of the
deck allows the emergency escape window to be fully opened and provides a path not less than 36 inches (914
mm) in height to a yard or court.
SECTION R311
MEANS OF EGRESS
R311.1 General.
Stairways, ramps, exterior egress balconies, hallways and doors shall comply with this section.
R311.2 Construction. N
R311.2.1 Attachment.
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Required exterior egress balconies, exterior exit stairways and similar means of egress components shall be
positively anchored to the primary structure to resist both vertical and lateral forces. Such attachment shall not be
accomplished by use of toenails or nails subject to withdrawal.
R311.3 Hallways.
The minimum width of a hallway shall be not less than 3 feet (914 mm).
R311.5.8 Special stairways.
Spiral stairways and bulkhead enclosure stairways shall comply with all requirements of Section R311.5 except as
specified below.
R311.5.8.1 Spiral stairways.
Spiral stairways are permitted, provided the minimum width shall be 26 inches (660 mm) with each tread having a
7%-inches (190 mm) minimum tread depth at 12 inches from the narrower edge. All treads shall be identical, and
the rise shall be no more than 9% inches (241 mm). A minimum headroom of 6 feet 6 inches (1982 mm) shall be
provided.
R311.5.8.2 Bulkhead enclosure stairways.
Stairways serving bulkhead enclosures, not part of the required building egress, providing access from the outside
grade level to the basement shall be exempt from the requirements of Sections R311.4.3 and R311.5 where the
maximum height from the basement finished floor level to grade adjacent to the stairway does not exceed 8 feet
(2438 mm), and the grade level opening to the stairway is covered by a bulkhead enclosure with hinged doors or
other approved means.
SECTION R313
SMOKE ALARMS
R313.1 Smoke detection and notification.
All smoke alarms shall be listed in accordance with UL 217 and installed in accordance with the provisions of this
code and the household fire warning equipment provisions of NFPA 72.
Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination
of smoke detector and audible notification device installed as required by this section for smoke alarms, shall be
permitted. The household fire alarm system shall provide the same level of smoke detection and alarm as
required by this section for smoke alarms in the event the fire alarm panel is removed or the system is not
connected to a central station.
R313.2 Location.
Smoke alarms shall be installed in the following locations:
1. In each sleeping room.
2. Outside each separate sleeping area in the immediate vicinity of the bedrooms.
3. On each additional story of the dwelling, including basements but not including crawl spaces and
uninhabitable attics. In dwellings or dwelling 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.
When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices
shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the
individual unit.
SECTION R405
FOUNDATION DRAINAGE
R405.1 Concrete or masonry foundations.
Drains shall be provided around all concrete or masonry foundations that retain earth and enclose habitable or
usable spaces located below grade. Drainage tiles, gravel or crushed stone drains, perforated pipe or other
approved systems or materials shall be installed at or below the area to be protected and shall discharge by
gravity or mechanical means into an approved drainage system. Gravel or crushed stone drains shall extend at M
least 1 foot (305 mm) beyond the outside edge of the footing and 6 inches (152 mm) above the top of the footing
and be covered with an approved filter membrane material. The top of open joints of drain tiles shall be protected
with strips of building paper, and the drainage tiles or perforated pipe shall be placed on a minimum of 2 inches
(51 mm) of washed gravel or crushed rock at least one sieve size larger than the tile joint opening or perforation
and covered with not less than 6 inches (152 mm) of the same material.
Exception: A drainage system is not required when the foundation is installed on well-drained ground or sand-
gravel mixture soils according to the Unified Soil Classification System, Group I Soils, as detailed in Table R405.1.
503.6.10 Gas vents serving appliances on more than one floor.
A common gas vent shall be permitted in multistory installations to vent Category I appliances located on more
than one floor level, provided that the venting system is designed and installed in accordance with approved
engineering methods. For the purpose of this section, crawl spaces, basements and attics shall be considered as
floor levels.
503.6.10.1 Appliance separation.
All appliances connected to the common vent shall be located in rooms separated from occupiable space. Each of
these rooms shall have provisions for an adequate supply of combustion, ventilation and dilution air that is not
supplied from an occupiable space (see Figure 503.6.10.1).
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Building & Standards Commission
Located in the Council Chambers
3800 University Blvd,
West University Place, Texas 77005
Meeting Minutes
September 3, 2009
MEMBERS PRESENT: Bryant Slimp, Dave Miller, Muddy McDaniel, Frank Griffin and
Gerry Spedale
MEMBERS ABSENT: David Flame, Brian Hoogendam, Dr. Peter Benjamim and J. Denis
Powers
STAFF PRESENT: Building Official John R. Brown and Permit Technician Josie M.
Orosco
GUESTS PRESENT: Steve Mark, Roger Cunningham, David Eastwood, Lynn Ratcliff
and Robert Riquelmy
[Call to Order] Bryant Slimp called the meeting to order at 6:00 p.m.
1. Notices, Rules, Etc. Bryant Slimp welcomed BSC members, visitors and staff members to the
meeting. Bryant Slimp stated Gerry Spedale, Dave Miller, Muddy McDaniel and Frank Griffin
would be the alternate voting members for the meeting. John R. Brown asked if the October
meeting date could be changed since he is going to be on vacation. Bryant Slimp stated he
would also not be able to attend the meeting because he has another obligation. Frank Griffin
made a motion to reschedule the meeting to October 8, 2009. Dave Miller seconded the motion.
YES: Bryant Slimp, Dave Miller, Muddy McDaniel, Frank Griffin and Gerry Spedale. NOES:
None. ABSTAIN: None. Motion passed.
2. Meeting Minutes. Frank Griffin made a motion to approve the minutes as amended for the
August 6, 2009 meeting. Gerry Spedale seconded the motion. AYES: Bryant Slimp, Dave
Miller, Muddy McDaniel, Frank Griffin and Gerry Spedale. NOES: None. ABSTAIN: None.
Meeting minutes approved. Muddy McDaniel made a motion to approve the minutes as
amended for the August 20, 2009 meeting. Frank Griffin seconded the motion. AYES: Bryant
Slimp, Dave Miller, Muddy McDaniel, Frank Griffin and Gerry Spedale. NOES: None.
ABSTAIN: None. Meeting minutes approved.
3. Docket Number 2009-03 regarding property at 5410 Kirby, West University Place, Texas
(Variance). Dave Miller made a motion to table this item because the applicant was not present.
Muddy McDaniel seconded the motion. AYES: Bryant Slimp, Dave Miller, Muddy McDaniel,
Frank Griffin and Gerry Spedale. NOES: None. ABSTAIN: None. Motion passed.
4. Basements. David Eastwood stated Geotech Engineering and Testing does a lot of work in the
City of West University Place and is very familiar with the soil. Mr. Eastwood stated basements
can be designed, constructed and technically are capable of being built within the City limits,
but from a practical standpoint, he does not recommend them being built in the West University
t
Building and Standards Commission Meeting Minutes
September 3, 2009
area. There was discussion regarding the general construction and waterproofing of basements.
Bryant Slimp asked what the requirements would be for basements regarding the angle of
repose. David Eastwood stated that the angle of repose should be at least 45° ( 1 unit away to 1
unit down) but recommended that a 1.5 to 1 would be better and for any digging eight feet or
below, he would recommend sheathing and/or a retention system to try to stabilize the ground.
Mr. Eastwood also stated OSHA requires for some kind of trench safety requirements for any
digging more than five feet below ground during construction. Lynn Ratcliff, Consulting
Structural Engineer stated he would recommend the plans to be done by a registered engineer
for any excavation adjacent to a piece of property that is closer than five feet. There was general
discussion about using soldier piles for basement construction, but it is expensive. Roger
Cunningham stated that items of value should not be stored in basements. Mr. Cunningham
discourages basements being built in the City of West University Place because of all the things
that could go wrong later down the line. Lynn Ratcliff stated the City should make the
regulations to build basements so onerous that no one wants to build basements in the City.
Frank Griffin asked if the house were to flood, if the basement would flood. David Eastwood
stated it would not if the basement was waterproofed correctly, but would flood if the water
level exceeded the lowest opening. If the basement were to flood, the water would have to be
pumped out then dehumidify it and all the sheetrock would have to be replaced. There was
discussion regarding if the City should require plans to be only submitted for basements by
engineers who show experience in building basements. There was also general discussion
regarding the size of basements, if they should be counted toward the framed area, if they should
be considered habitable space and if they should only be allowed under the footprint of the
home. There was discussion whether a workshop meeting with ZPC should be held. The
commission and staff agreed to wait to have the joint workshop meeting with ZPC until the new
board members have been appointed.
[Adjournment]
Gerry Spedale made a motion to adjourn. Muddy McDaniel seconded the motion. AYES: Bryant
Slimp, Dave Miller, Muddy McDaniel, Frank Griffin and Gerry Spedale. NOES: None.
ABSTAIN: None. Meeting adjourned at 7:18 p.m.
PASSED THIS DAY OF , 2009
Bryant Slimp, Chairman
ATTEST:
Ms. Josie M. Orosco, Permit Technician
Page 2 of 2
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Building & Standards Commission
Located in the Public Works Lunchroom,
3826 Amherst St,
West University Place, Texas 77005
Meeting Minutes
August 6, 2009
MEMBERS PRESENT: David Flame, J. Denis Powers, Dave Miller, Muddy McDaniel,
Frank Griffin and Gerry Spedale
MEMBERS ABSENT: Bryant Slimp and Brian Hoogendam
STAFF PRESENT: Building Official John R. Brown, Permit Technician Josie M.
Orosco, Legal Counsel, Regina Adams
GUESTS PRESENT: Steve Brown and Stan McCandless
[Call to Order] Bryant Sump called the meeting to order at 6:04 p.m.
1. Notices, Rules, Etc. David Flame welcomed BSC members, visitors and staff members to the
meeting. David Flame stated Frank Griffin, Gerry Spedale and Dave Miller would be the
alternate voting members for the meeting.
2. Docket Number 2009-02 regarding property at 3756 University West University Place,
Texas (Variance). This agenda item was moved to the last item because no one was in
attendance representing Houston Independent School District. At approximately 7:20 pm, no
one for Houston Independent School District had arrived so the item was postponed to the next
meeting. There was discussion that there may be a need for a special meeting to accommodate
Houston Independent School District due to the beginning of school soon approaching-
3. Basements. John Brown presented the outline points from the ZPC areas of consensus. Each Formatted: Highlight
point was discussed and drew general discussion. Steve Brown, Chairman of ZPC spoke to the
board and described ZPC discussion on the various topics within their consensus. After further
discussion, staff was asked to explore scheduling an engineering turn familiar with the design of
basements to attend the next BSC meeting so the board could ask questions concerning water
seepage, waterproofing, stability of the soil and surrounding structures, etc. There was further
discussion on the possibility of a joint meeting of BSC and ZPC to resolve the differences
discussed.
[Adjournment]
Gerry Spedale made a motion to adjourn. Dave Miller seconded the motion. AYES: David
Flame, J. Denis Powers, Dave Miller, Muddy McDaniel Frank Griffin and Gerry Spedale.
NOES: None. ABSTAIN: None. Meeting adjourned at 7:29 p_m.
4
r
Building and Standards Commission Meeting Minutes
August 6, 2009
PASSED THIS __DAY OF 12009
Bryant 3 imp, Chairman
ATTEST:
Ms. Josie M. Orosco, Permit Technician
Page 2 of 2
do
Building & Standards Commission
Located in the Public Works Lunchroom,
3826 Amherst St,
West University Place, Texas 77005
Meeting Minutes
March 12, 2009
MEMBERS PRESENT: Bryant Slimp, David Flame, Dr. Peter Benjamin, J. Denis Powers,
Dave Miller, Muddy McDaniel, Frank Griffin and Gerry Spedale
MEMBERS ABSENT: Brian Hoogendam
STAFF PRESENT: Building Official John R Brown, Permit Technician Josie M.
Orosco, City Attorney James L. Dougherty
GUESTS PRESENT: Steve Schwartz
[Call to Order] Bryant Slimp called the meeting to order at 6:07 p.m.
1. Notices, Rules. Etc. Bryant Slimp welcomed BSC members, visitors and staff members to the
meeting. James Dougherty left at 6:07 to attend the Zoning and Planning meeting. He left his
cell phone number if there were any questions that needed to b directed to him. Bryant Slimp
stated that Brian Hoogendam will be running for City Council. Bryant Slimp stated Muddy
McDaniel, Frank Griffin, Gerry Spedale and Dave Miller would be the alternate voting members
for the meeting.
2. Meeting Minutes. Peter Benjamin made a motion to approve the February 5, 2009 minutes.
Muddy McDaniel seconded the motion. AYES: Bryant Slimp, Dr. Peter Benjamin, J. Denis
Powers and Muddy McDaniel NOES: None. ABSTAIN: None. Meeting minutes passed.
Motion made by J. Denis Powers to suspend the regular meeting to hear variance requests. Dr.
Peter Benjamin seconded the motion. AYES: Bryant Slimp, Dr. Peter Benjamin, J. Denis
Powers and Muddy McDaniel. NOES: None. Motion carried.
3. Docket Number 09-01 regarding property at 3936 Bellaire Blvd, West University Place,
Texas. Bryant Slimp recused himself.
4. asements. There was general discussion regarding the subterraneanstructures handout that Formatted: Highlight
was submitted from James Dougherty. BSC approved the amendments with the following
exceptions: the basement must be under the foot print of the house; the setbacks for the
basement should be determined by the angle of repose x 1.5 the depth of the basement and the
only entrance to the basement must be from inside the house.
5. Construction Codes. BSC approved the amendment to appendix P of the IRC proposed by the
Fire chief and Fire Marshall. There was general discussion regarding the approval of adopting
the International Residential Code, Mechanical, Plumbing and fuel gas codes with the Local
i
Building and Standards Commission Meeting Minutes
March 12, 2009
Amendments. BSC was concerned there could be a conflict in the current local amendment that
disallows PEX piping and the approval of the residential fire sprinkler systems which will be
installed in plastic pipe. BSC asked staff to review the materials allowed in the residential fire
sprinklers and comment on any potential conflict in material usage. BSC also asked staff to look
for any other potential conflicts in the new code adoptions and local amends.
[Adjournment]
Jerry Spedale made a motion to adjourn. Muddy McDaniel seconded the motion. AYES: Bryant
Slimp, David Flame, J. Denis Powers, Muddy McDaniel and Gerry Spedale. NOES: None.
ABSTAIN: None. Meeting adjourned at 8:45 p.m.
PASSED THIS DAY OF , 2009
Bryant Slimp, Chairman
ATTEST:
Ms. Josie M. Orosco, Permit Technician
Page 2 of 2