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Home My WebLink AboutORD 1946 Amending Appendix C of the Code relating to Basement ConstructionCity of West University Place Harris County, Texas ORDINANCE NO. 1946 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS AMENDING APPENDIX C - TECHNICAL CODES, OF THE CODE OF ORDINANCES OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS, BY ADDING A NEW SUBSECTION C- 104, 11., RELATING TO BASEMENT CONSTRUCTION AND CONTAINING FINDINGS AND PROVISIONS RELATING TO THE SUBJECT. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS, THAT: Section 1. Appendix C - Technical Codes, of the Code of Ordinances of the City of West University Place, Texas is amended by the adoption of a new Subsection C-104, 11., relating to basement construction. All other portions of Appendix C - Technical Codes, of the Code of Ordinances not specifically amended hereby remain in full force and effect. Section 2. All ordinances and parts of ordinances in conflict with this Ordinance are repealed to the extent of the conflict only. Section 3. If any word, phrase, clause, sentence, paragraph, section or other part of this Ordinance or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, neither the remainder of this Ordinance, nor the application of such word, phrase, clause, sentence, paragraph, section or other part of this Ordinance to any other persons or circumstances, shall be affected thereby. Section 4. The City Council officially finds, determines and declares that a sufficient written notice of the date, hour, place and subject of each meeting at which this Ordinance was discussed, considered or acted upon was given in the manner required by the Texas Open Meetings Act, as amended, and that each such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. Section 5. This Ordinance takes effect immediately upon its passage and adoption on second reading. PASSED, APPROVED. AND ADOPTED ON FIRST READING on the 8th day of August J2011. 00082540 1 PASSED, APPROVED AND ADOPTED ON SECOND READING, AND NED, on the 22"d day of August 2011. ~~~q !lNryF~~,A eal) ~ •e y, r r3 +~w r st• Signed: The ma Lenz, City Secretary Bob Fry, Mayo Recommended: Michael Ros, City Manager Approved as to legal form: - Alan Petrov, City Attorney 00082540 Section C-104 11. All basement construction for each new building (and each new basement for an existing building) shall meet the requirements of this section. a. Definitions. "A2LA Lab", "RLPE" and "RLGE" have the same meaning as stated in section 3.a. of this Section C-104 above. b. Soil Testing and Design. Soil testing and designs shall meet all the criteria set out in this Section C-104, as well as the following additional mandatory requirements: (1) The minimum depth for test boring holes shall be 30 feet. (2) The RLPE shall certify that the plans and specifications were designed using a 1 inch potential vertical rise. Potential vertical rise (PVR) to be determined in accordance with Test Method Tex-124-E, Rev. January 1, 1978/December 1982, Texas State Department of Highways 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. (3) The RLPE shall certify that the plans and specifications were designed assuming water level rises to ground level for all hydrostatic and uplift pressure designs. c. Foundation, Basement Walls and Floors. Foundations shall meet all the criteria set out in this Section C-104, as well as the following additional mandatory requirements: (1) The entire foundation of the building and the walls and floor of the basement shall be cast-in-place concrete. (2) Shoring shall be required during any and all excavation. All shoring shall be designed based on the recommendations of the RLGE and approved by the RLPE. (3) All foundation walls shall be designed to resist the earth pressures at- rest and to resist full hydrostatic loading to ground surface. If the soil tests indicate the presence of expansive soils, the walls shall be designed to resist lateral swelling pressures also. (4) Minimum wall and floor thickness shall be: Wall = 8 inches, Floor = 8 inches. (5) Minimum reinforcement of all concrete shall be two layers of #4 grade 60 rebar 16 inches on center each way. (6) Minimum concrete testing shall consist of testing each truck with 7 and 28 day test breaks with an approval letter from the RLPE delivered to 00082540 3 the office of the building official and acknowledged by the same prior to continuing any further construction. (7) Minimum concrete strength shall be 3000 PSI at 28 days. (8) Monolithic concrete placement is mandatory for all walls, wall to wall connections and in floors. Wall to floor connections maybe monolithic or segmented. d. Drainage. Foundation drainage plans, outside and inside of a basement, shall include the following minimum requirements: (1) Drains shall be provided around all concrete foundations that retain earth and enclose habitable or usable spaces located below grade. 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 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 a commercial grade filter cloth Type A woven or non-woven, non- bio degradable plastic yarn meeting at a minimum all of the following ASTM Standards: Grab tensile strength (ASTM D 1682 @ 90 lbs. min.; Burst strength (ASTM D 751) @ 100 psi min.; Equivalent opening size (OES) @ 40 min., 100 Max. Perforated pipe shall be covered with the above filter membrane material and placed on a minimum of 2 inches (51 mm) of washed gravel or crushed rock at least one sieve size larger than the pipe opening or perforation and covered with not less than 6 inches (152 mm) of the same material. There must be a granular drainage layer beneath the floor slab. (2) Separate sump pumps for outside and inside the basement which shall be a minimum of 1/4-horsepower sump pumps. The sump pumps shall be rated at four times the estimated seepage rate and shall discharge away from the building to the public storm sewer system. The drainage systems shall be provided with a positive means of preventing backflow. Pumps shall be accessible for removal and maintenance. (3) Emergency power supply for sump pumps shall be provided. Natural Gas or LP Gas (10 gallon storage maximum) systems allowed, no battery systems shall be allowed. Systems shall be located outside, not in basement area. e. Waterproofing. Waterproofing shall include the following minimum requirements: (1) The entire exterior basement walls shall be covered with waterproofing materials designed for below grade/soil contact that will withstand the stated hydraulic pressures per the soil report. (2) The exterior wall waterproofing shall be protected with a protection board of extruded polystyrene or equal non-bio degradable product. 00082540 4 f. Mechanical, Electrical or Plumbing. Mechanical, electrical or plumbing equipment shall meet all the requirements set out in Section 18-67 of the City's Buildings and Development ordinances as well as the following additional requirements: (1) Minimum height above finished floor of the basement for the base of any such equipment shall be eighteen (18) inches. (2) Gas fired appliances shall not be allowed inside any basement. (3) Conditioned space (e.g. air/heat) shall be at the discretion of the owner. (4) Access to basement shall be by stairway. Trap door access shall not be permitted. 00082540