HomeMy WebLinkAbout04202010 BSC Agenda Item 3
STAFF REPORT
Business of the Building and Standards Commission
City of West University Place, Texas
AGENDA OF: April 20, 2010 DOCKET NO.: 10-03
DATE SUBMITTED: March 24, 2010 DEPARTMENT OF ORGIN: Development
Services
PREPARED BY: John R. Brown, MCP, CFM
Chief Building Official PRESENTER: John R. Brown
SUBJECT: Approval of the increased Errors
and Omissions insurance and general STAFF PRESENTER:
ordinance clean up regarding current code John R. Brown, MCP, CFM
section number reference and deleting Chief Building Official
verbiage requiring different enforcement
after 2006.
ATTACHMENTS: Code section C-104 with revisions and corrections
STAFF SUMMARY
Background:
Originally presented to BSC on April 1, 2010 where the board asked for Laurinda
Lankford to review the document and offer corrections as to correct order, typo's and
sequencing.
In January 2010 the BSC Board approved an increase in the amount of Errors and Omissions
insurance from $250,000.00 per claim to $500,000.00 and $500,000.00 per year aggregate to
$1,000,000.00 for Engineers. This is just to verify this was you intent and if approved it will be forwarded
to City Council for approval.
The general clean up shows if there was a change will have a striketlfeugl}with an underlined change
beside it and if a removal only it will have a stfikedwough only. I would like to present these minor
changes as well for City Council approval along with the E & O insurance increase.
1
APPENDIX C-TECHNICAL CODES SCHEDULE § C-104
Sec. C-104. International Building Code.
1. The administrative officer is the building official. All hearings, variances etc. are
handled by the BSC.
2. On sites primarily used for residential purposes, all roofs must have Class A or
better fire residence, as determined under Section 1505- 1, except that wooden roofing
materials are forbidden.
3. The foundation for each new building (and each new addition to a building) must
meet all the criteria in this section, as applicable. Exception: If the building or
addition does not contain habitable space (as defined in the IBC), it must meet only
the requirements for "nonhabitable space," as indicated below.
Formatted: Indent: First line: 0.5', Pattern:
Clear (White)
I; In tlI1S SOChon: Formatted: Font: Italic
"AMA Lab" means a laboratory accredited by the American Association
for Laboratory Accreditation on the basis of ISOJEC 17025:1999
("general requirements for the competence of testing and calibration
laboratories"
"RLPE" means a licensed or registered professional engineer of the State
of Texaswho is:
(1) Listed with the State Board of Professional Engineers in
the structural branch
(2) Employed by a registered engineering firm of the State of
Texas; and
(3) (Unless waived by the BSC as provided in below) covered
by professional errors and omissions insurance that: (i) has limits of
at least per claim (and at least
per year, aggregate) and (ii) has
effective dates-including any retroactive coverage date-that
include the entire period when the person provides services or
takes actions regulated by this section.
"RLGE" means a person who is:
(1) Either: (a) a registered professional geoscientist of the State of Formatted: Font: Not Italic
Texas, or (b) a licensed or registered professional engineer who is
listed with the State Board of Professional Engineers in a relevant
branch of engineering (civil, structural or geological) and employed
by a registered engineering firm of the State of Texas; and _
(2) Covered by professional errors and omissions insurance that: (i) Formatted* Font: Not Italic
has limits of at least per claim (and at least
per year, aggregate) and (ii) has effective
dates-including any retroactive coverage date-that include the entire
period when the person provides services or takes actions regulated
by this section.
Engineering. Foundations must be constructed in accordance with com
plete plans and specifications prepared, signed and sealed by a RLPE. The
plans and specifications must be prepared specifically for the site of the
work, and they must meet criteria as to scope, content and form specified
by the building official. If there are existing trees (either to remain or to
be removed) within 20 feet of a foundation, the RLPE must acknowledge,
in writing, that the trees have been taken into account in the preparation
of the plans and specifications.
Basic standards. Each foundation must be an approved basic type listed
in the following chart. In addition, the design of each foundation must be
supported by a geotechnical report and special engineering certification,
to the extent indicated in the following chart.
OC Coawtim CDC A A
APPENDIX C-TECHNICAL CODES SCHEDULE § C-104
Approved Basic Types. See Geotechnical Report- See Special Engineering Certi-
Note 1. Notes 2 and 3. ication. See Note 4.
Structural slab with void Limited Not required
space and deep foundations
Structural floor with crawl Limited Not required
space and de foundations
Stiffened structural slab Full Required
with deep foundations
Stiffened non-structural slab Full Required
with deep foundations
Mixed-depth system for all Full Required
new buildin construction
Mixed-depth system for Full Required
building additions with deep
foundations
Another type approved by As specified in the special As specified in the special
special exception issued by exception exception
j the BSC. See "below.
Note 1. Approved Basic Types. Types of foundations are defined and described in "Foundation Design Options For
Residential and Other Low-Rise Buildings on Expansive Soils" published by the Structural Committee of the
Foundation Performance Association, Houston, Texas (Document # FPA-SC-01-0, Rev #0, 30 Jun 04, marred
"For Website Publishing"), a copy of which is on file in the City Secretary's office FDO").
Note 2. Geotechnical Report. Standards. The plans and specifications for each foundation must be based on a
written geotechnical report prepared, signed and sealed by a RLGE. The report must coverall testing and site
evaluation, and all must meet all applicable criteria in "Recommended Practice for Geotechnical
Explorations and Reports" published by the Structural Committee of the Foundation Performance
Association, Houston, Texas (Document # FPA-SC-04-0, Rev #0, t1 April 2001, issued for website
publishing), a copy of which is on file in the City secretary's office. The report may be limited as allowed by
Note 3 below. The minimum depth of borings is 20 feet in all cases. All required tests and other laboratory
work must be performed by an A2LA Lab.
Note 3. Geotechnical Report. Scope. "Limited" indicates that the geotechnical testing, evaluation and report may be
limited to a determination of the appropriate depth for the deep foundations (but the deep foundation
components must meet the other criteria applicable to them). "Full" indicates that the geotechnical testing,
evaluation and report must cover all foundation components.
Note 4. Spec;al EngireerinR Certification. Where indicated as "required," for a particular type of foundation, the
RLPE must certify that the plans and specifications were prepared to achieve a soil-caused foundation
movement potential of one inch or less, and that the RLPE used the estimated depth of the active zone and at
least two of the following methods to prepare the plans and specifications:
(1) Potential vertical rise (PvR) determined in accordance with Test Method Tex-124-E, Rev. January
1-1978/December 1982, Texas State Department of llighways and Public Transportation, Materials and Test
Division, "Method for Determining the Potential Vertical Rise, PVR" (a copy of which is on file in the office of
the City Secretary). For this purpose, the "dry" moisture condition (from which little shrinkage is experienced,
but where volumetric swell potential is greatest) shall be used for each sample and test.
(2) Swell tests performed in accordance with ASTM D4546-03, "Standard Test Methods for
One-Dimensional Swell or Settlement Potential of Cohesive Soils" as last revised prior to June 1, 2004.
(3) Suction and hydrometer swell tests performed in accordance with ASTM D5298-03 "Standard
TestMethod for Measurement of Soil Potential (Suction) Using Filter Paper" and ASTM D6836-02
"Standard Test Methods for Determination of the Soil Water Characteristic Curve for Desorption Using a
Hanging Column, Pressure Extractor, Chilled Mirror Hygrometer, and/or Centrifuge," as such methods
were last revised prior to June 1, 2004.
Supp. No. 7 CDC:5
§ C-104 wES'r UNIVFRSITY PLACE MUNICIPAL CODE
4 . Foundations, Deep Support Components. Deep support components must
be of an approved type. Approved types are listed below. In this list, types
of deep support components are defined and described in FDO.
(1) Drilled and under-reamed concrete piers.
(2) Drilled straight-shaft concrete piers.
(3) Auger-cast concrete piles.
(4) Another type approved by special exception issued by the BSC. See
below.
t. Reinforcement. Reinforcement for each foundation must be of an approved
type. Approved types are listed below. In this list, types of reinforcement
are defined and described in FDO.
(1) Deformed bar reinforcing.
(2) Another type approved by special exception issued by the BSC._See
below.
Observation and Certification. Each foundation must be professionally
observed and must be certified by an RLPE, as more fully described below:
(1) Observations must:
(i) Be performed either by the certifying RLPE or by one or more
persons under that RLPE's direct supervision and control whose
professional qualifications are approved by the RLPE (any such
person may be an RLGE, with respect to geophysical matters);
(ii) Include actual measurement of piers, fill, compaction, reinforce-
ment, forms, materials, dimensions, structural elements, attach-
ments, etc. before the work is covered or concrete is placed (Note:
dimensions of an underground element may be measured or
estimated from the forms, boring or cavity for the element,
before pouring or filling);
(iii) Be performed continuously during placement of concrete; and
(iv) Be documented in a form and manner approved by the building
official (which may include photographs).
(2) Certifications must:
(i) Refer to and be based upon the professional observations required
by this section;
(ii) State that the work complies with the plans and specifications last
approved by the building official (with any field changes that are
ordered by the RLPE and reported to the building official and
that comply with applicable regulations);
(iii) Comply with criteria as to form and content as may be specified by
the building official;
(iv) Be signed and sealed by the certifying RLPE; and
(v) Be filed with the building official.
Su,,N6.7 CDC:6
APPENDLX C-TECHNICAL CODES SCHEDULE § C-104
(3) Certifications may:
(i) Rely in part upon an attached certification by a RLGE, as
to geophysical matters;
(ii) Rely in part upon an attached certification by an A2LA Lab,
as to materials testing; and
(iii) Be expressed as a professional opinion based on RLPE's
knowledge, information and belief that does not constitute a
guarantee or warranty, express or implied.
Before framing or other work commences ,top a foundation (and
before the foundation is otherwise covered), the permittee must obtain
written acknowledgment from the building official that the certification
for the foundation was duly filed as required above. Certifications, plans,
specifications and related items must be kept on file by the City, available
for public inspection, for the retention period required by public records
laws and may be kept longer (for an indefinite period of time).
Curing concrete. All concrete piers, footings and foundations must be
cured for at least 72 hours before any significant load is placed on them.
Nonhabitable space. This paragraph applies to buildings and additions to
buildings that do not contain habitable space (as defined in the IBC).
Footings, beams and monolithic slabs with integral footings shall be
constructed of masonry or reinforced concrete rated at 2,500 psi (a~ 223 days
(except for accessory buildings with only one story and less than 200 feet
of gross floor area). Each building must have footings, beams and slabs of
reinforced concrete assuming a soil bearing capacity of 1,500 psi; see
R-403 of the IRC. All footings and beams shall be at least 24 inches deep
and at least 12 inches wide and shall extend at least 12 inches below the
undisturbed soil level. Reinforcement for concrete footings and beams
must include at least two #5 deformed bars top and bottom, grade 60 (or
better). Slabs must be reinforced with #4 deformed bars, grade 60 (or
better), spaced no wider than 16-inches on center each way.
Post-tensioned slab or cable foundations are not allowed.
Special Exceptions. The BSC may issue a special exception from any
requirement in subsection "a" through above, but only upon a showing
that:
(1) the requirement will not affect life safety or the performance of a
structure; or
(2) an alternate requirement to be imposed by the special exception will
provide equal or better protection for life safety and long-term
structural performance.
However: (i) unless the basic type of foundation is "structural slab with
void space and deep foundations" or "structural floor with crawl space and
deep foundations," as described in this section, the BSC may not issue a
special exception waiving any requirement for an RLPE to have profes-
Supp. No.7 CDC:7
C-104 WEST UNIVERSITY PLACE MUNICIPAL CODE
sional errors and omissions insurance, in whole or in part; and (ii) the
BSC may not waive arty requirement for an RLGE to have such insurance.
In connection with any special exception, the BSC may require that the
applicant provide supporting engineering data and opinion, and the BSC
may impose conditions to carry out the purpose and intent of applicable
regulations.
Formatted: r nden t: Left: 0", First line: 0.19",
4. Sheathing (gypsum board) and trim must comply with this sectron, as ~
n
follows:
All walls and ceilings within a R-1, R-2, R-3 and R-4 type
occupancy shall be sheathed with Type X gypsum board at least
5/8-inch (15.9 mm) thick. Exception: Where applicable code
(IBC, IRC) requires otherwise for moisture protection.
All exterior trim (e.g., soffit, fascia, window trim, chimney trim;
etc.) must be made of treated lumber or noncombustible materials.
5. Structural elements, engineering, etc. must comply with the following section:
Scope.
(1) The structural elements for the following must meet the
criteria in this section, as applicable:
Each new building (and each addition to an existing Formatted: Font: 11 pt, Font color: Black ,
building) containing habitable space and having either Formatted: Font: 11 pt, Font color: Black,
gross floor area of 485 square feet or more or a Expanded by 0.7 pt J
.p J
finished floor height greater than four feet; and Formatted: Font: 11 pt, Font color: Black J
Each accessible deck, porch, balcony, walkway and Formatted: Font: 11 pt, Font color: Black
similar structure with a finished floor height greater
than four feet.
I
(2) This section does not apply to foundation elements observed
and certified under another section.
Definitions. In this section:
Height is measured from the "standard base level" as provided in
the Zoning Ordinance.
A2LA Lab means a laboratory accredited by the American
Association for Laboratory Accreditation on the basis of ISO/IEC
17025:1999 ("general requirements for the competence of testing
and calibration laboratories").
RLPE means a registered or licensed professional engineer of
the State of Texas who is:
0~ !'_Listed with the State Board of Professional Engineers in
and :i the structural branch
~luir~•tf
Employed by a registered engineering firm of the State of
Texas; and
Su,p. No. 7 CDC :8
APPENDLX C-TECHNICAL CODES SCHEDULE § C-104
Formatted: Font: 11 pt, Font color: Black
Formatted: Indent: Left: 1.25", First line
Covered by professional errors and omissions insurance ~Pattern: Clear (White)
that: (1 has limits of at least per claim i ) P I Formatted: Font: 11 pt, Font color: Blac_~
k,
(and at least per year, aggregate) and (ii) Expanded by 0.65 pt
has effective dates-including any retroactive coverage date-that Formatted: Font: 11 pt, Font color-- Black
include the entire period when the person provides services or takes Expanded by 0.65pt
actions regulated by this section. Formatted: Font: 11 pt, Font color: Black_
Engineering; Plans and Specifications. Structural elements must Formatted: Font: 11 pt, Font color: Black
be constructed in accordance with complete plans and specifica
Lions prepared, signed and sealed by a RLPE. The plans and
specifications must be prepared specifically for the structure in
question, and they must meet criteria as to scope, content and
form specified by the building official.
i. Specific Requirements.
(1) Framing; Sheathing. All framing must include full exterior
sheathing with structural elements (or blocking) along all
joints. The plans must indicate the type, size and spacing of
fasteners. All sheathing must be minimum 7116" structural
wood panels. In walls where plumbing, drain, waste or vent
lines are located, the framing members must be two inches
by six inches or larger.
(2) Trusses, Joists, Etc.
-
The species and grade of all lumber used for trusses, Formatted: Font: 11 pt, Font color: Black,
Expanded by 0.8 pt
joists, purlins, purlin supports or similar elements
Formatted: Indent: Left: 1.19", Hanging:
must be specified in the plans. - 0.31', Pattern: Clear (White)
The length, spacing and direction of trusses and joists Formatted: Font: 11 pt, Font color: Black
must be specified in the plans. Formatted: Font: 11 pt, Font color: Black
Each manufactured wood truss must comply with
applicable requirements of the "National Design Stan
dard For Metal Plate Connected Wood Truss Construe
tion" published by Truss Plate Institute (TPI), 1-2000
Ed. The design and specifications of any truss built on
the site (and any other truss not already certified as
meeting such TPI requirements), must be included in
the plans and specifications.
(3) Utility-grade lumber may not be used for joists, rafters or Formatted: Indent: Left: 0.81", First line: 0",
vertical framing. Pattern: Clear (white)
(4) Windspeed clips and straps must meet these minimum
requirements:
Clips: Simpson Strong Tie 112.5 or equal, installed on a- Formatted: Font: 11 pt, Font color: Black,
every other member as follows: rafter to double top Expanded by 0.7 pt
plate. Formatted: Indent: Left: 1.19", Hanging: i
0.31", Pattern: Clear (White)
Straps I rafters: Simpson Strong Tie LSTA 18 or MSTA Formatted: Font: 11 pt, Font color: Black
18 or equal installed rafter to rafter over ridge, on -
every other member. Formatted: Font: 11 pt, Font color: Black
SuppNo.7 CDC:9
§ C-104 WEST UNIVERSITY PLACE MUNICIPAL CODE
Formatted: Font color: Black, Condensed by
h 0.1 pt
Strap I beams for porches, patios, garage doors: Simpson ' Formatted: Indent: Left: 1.19", Hanging:
Strong Tie LSTA15 or MSTA15 or equal, installed two 0.31", Numbered + Level: 1+Numbering
on each end of each beam. strapped to post/support. Style: i, ii, iii,_ + Start at: 1 +Alignment: Left
+ tUigned at: 0" + Indent at: 0", Pattern:
Purlins: Simpson Strong Tie LSTA 15 or MSTA 15 or Clear (White)
equal, installed to rafters and spaced no wider than 48 Formatted: Font: 11 pt, Font color: Black
inches on center, also installed on purlin braces and Formatted: Font: 11 pt, Fontcolor: Black
tied to purlins and brace supporting members.
Formatted: Font cobra Black
Observation and Certification. Structural elements must be professionally
observed and must be certified by an RLPE, as more fully described below:
(1) Observations must:
i Be performed either by the certifying RLPE or by one
or more persons under that RLPE's direct supervision
and control whose professional qualifications are ap
proved by the RLPE;
Include actual observation of structural elements and
attachments in crawl spaces before they are covered by
floors or other materials;
;Include actual observations of each beam, joist, rafter,
truss and similar element, including each related weld
and high-strength bolt: (i) after all required plumbing,
electrical and mechanical "rough-in" inspections have
been passed and all expected "notching," boring and
j similar work has been done, and ( before the item is
covered-, and
Be documented in a form and manner approved by the
building official (which may include photographs).
(2) Certifications must:
; !Refer to and be based upon the professional observa
tions required by this section;
State that the portions of the work required to be
observed comply with the plans and specifications last
approved by the building official (with any field changes
that are ordered by the RLPE, reported to the building
official and in compliance with applicable regulations);
Comply with criteria as to form and content as may be
specified by the building official;
id) _i Be signed and sealed by the certifying RLPE; and
;Be filed with the building official.
(3) Certifications may:
( ) Rely in part upon attached certifications by: (i I) an
A2LALab, as to materials testing, and ( an inspector certified
by the City of Houston, as to welds or high-strength bolts (or meet
the provisions of Section 1704.3 ' of the IBC); and 0 3rim Pattern: clear (White)
.19", Hanging:
) Be expressed as a professional opinion based on the RLPE's+-
knowledge, information and belief that does not constitute a - - -
guarantee or warranty, express or implied.
Before any a beam, joist, rafter, truss, weld, high-strength bolt or similar
I
element is covered: (i) all required city inspections relating to that element
must be passed, and (ii) the permittee must obtain written acknowledgment
from the building official that the certification for that element was duly
filed as required above. For any given building, there may be more than one
certification filed.
After a beam, joist, rafter, truss, weld, high-strength bolt or similar element
has been observed and certified, as provided above, it may not be notched,
bored or structurally altered without: (i) a new or amended permit, if
required, and (ii) a new observation and certification, in accordance with
this section.
Certifications, plans, specifications and related items must be kept on file by
the city, available for public inspection, for the retention period required by
public records laws and may be kept longer (for an indefinite period of
time).
Special Exceptions. The BSC may issue a special exception from any
` requirement in subsection through above, but only upon a
showing that:
(1) The requirement will not affect life safety or the performance of a
structure (for its estimated useful life); or
(2) An alternate requirement to be imposed by the special
exception will provide equal or better protection for life
safety and long-term structural performance.
In connection with any such special exception, the BSC may require that
the applicant provide supporting engineering data and opinion, and the BSC
may impose conditions to carry out the purpose and intent of applicable
regulations.
6. Delete: Appendices A (Employee Qualifications), B (Board of Appeals) and D
(Fire Districts).
7. In Section 1612.3, the referenced flood study (with FIRM and FBFM) means the
"Flood Insurance Study for Harris County, Texas and Incorporated Areas," dated June
18. 2007 (revision date), with the most effective Flood Insurance Rate Maps and/or
Flood Boundary-Floodway Maps (FIRM and/or FBFM) dated June 18, 2007 (map
revised date).
Sup,.No.7 CDC: 10
§ C-104 WEST UNIVERSITY PLACE MUNICIPAL CODE
8. In Section 3410.2, the blank date shall mean the date of that edition of the IBC,
as adopted by the City.
9. If work done on a building within any 12-month period constitutes, cumulatively,
a "substantial improvement" (as defined in the City's flood damage prevention
ordinances; e.g., Section 18-272 of this Code), the owner shall-to the
extent reasonably practicable-make the building comply with current code
provisions for new construction regarding: (i) structural components (except
foundations) and (ii) life safety features (hand and guard rails, smoke detectors,
safety glazing; ground fault circuit interrupters, arc-fault combination breakers,
emergency egress from sleeping rooms, locking devices on required egress components,
etc.). To determine the "market value" of a pre-existing building, the most current
tabulation of square foot construction costs published by the International Code
Council (usually as part of "Building Valuation Data." see e.g_,
www.iccsafe.org/es/techservices) shall be used.
10. If a building is "substantially damaged" (as defined in the City's flood damage
prevention ordinances, e.g., Section 18-272 of this Code), the owner shall cause it to
be: (i) secured to prevent entry by unauthorized persons, within 24 hours after all
embers are extinguished (or other damaging occurrence has ended) and (ii) either
demolished (in accordance with Chapter 18 of this Code) or rebuilt in conformity with
applicable technical codes as though it were a new building. Normal permits
(including certificate of occupancy) are required. Work to demolish or rebuild must
begin within 60 days following the date the occurrence ends and must be completed
within a reasonable time, but not longer than the time allowed by the applicable
permit(s). To determine the "market value" of a pre-existing building, the most
current tabulation of square foot construction costs published by the International
Code Council (usually as part of "Building Valuation Data," see, e.g., NNww.iccsafe.org/
cs/teehservices) shall be used.
(Ord. No. 1775, § (app. A), 9-27-2004; Ord. No. 1791, § (app. A), 5-2-2005; Ord. No.
1823, § 1, 5-8-2006; Ord. No. 1824, § 1, 5-8-2006; Ord. No. 1896, § 1, 5-11-2009)
Supp. No. 7 CDC: 12