HomeMy WebLinkAbout02022006 BSC Agenda Item 4 •
STAFF REPORT
BUSINESS OF THE BUILDING STANDARDS COMMISSION
CITY OF WEST UNIVERSITY PLACE, TEXAS
AGENDA OF: February 2, 2006 Agenda Item No. 4
DATE SUBMITTED: January 27, 2006 DEPARTMENT OF ORIGIN: Development
Services
PREPARED BY: D. Scarcella PRESENTER: D. Scarcella
SUBJECT: Technical Code Schedule Amendments- Adoption of the 2003 International
Codes, specifically the Fire Code
EXHIBITS: Proposed amended Technical Codes Schedule
EXECUTIVE SUMMARY
At the November 16, 2005 BSC meeting, the BSC voted to approve and recommend to City
Council for adoption proposed amendments to the Technical Codes Schedule as they pertain to the
International Building, Plumbing, Fuel Gas, Mechanical, Property Maintenance, and Energy
Codes, 2003 editions. The Fire Department is now requesting your vote to approve and
recommend to City Council the attached proposed amendments to the International Fire Code,
2003 edition so that a joint presentation can be made to City Council for adoption of the 2003
family of codes.
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Draft amendment of the Technical Codes Schedule
Proposed adoption of the International Building Codes, 2003 editions.
Revised 11-17-05 (Building Codes) 1-20-06 (Fire Codes)
Technical Codes Schedule
Adoption. Subject to the amendments and deletions indicated beneath each code, each of the following
codes, including all of its published appendices and attachments, is adopted, ordained and made a part
of the Code of Ordinances of the City and of each chapter where it is referenced, except as otherwise
expressly provided.
Procedure for amendments. The procedure for adopting new codes, updated codes, local amendments and
provisions for administration and enforcement of these codes is as follows: (1)proposal by the building
official or other appropriate City official, (2)referral to the Building&Standards Commission, (3)
consideration by the City Council, after giving required meeting notices, and(4)adoption and publication,
as required by Article II of the City Charter.
International Building Code,2000 2003 Ed.,International Code Council,Inc.
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
resistance,as determined under Sec. 1505.1,except that wooden roofing materials are forbidden.
3. The foundation for each new building(and each new addition to a building)containing habitable
space(as defined in the IBC)must meet the criteria in this section,as applicable. In this section:
"A2LA Lab"means a laboratory accredited by the American Association for Laboratory
Accreditation on the basis of ISO/IEX 17025:1999("general requirements for the competence of
testing and calibration laboratories").
"RLPE"means a licensed or registered professional engineer of the State of Texas who is:
(1) listed with the State Board of Professional Engineers in either the civil or structural branch of
engineering(but,from and after May 1,2006,listing in the structural branch is required);
(2) employed by a registered engineering firm of the State of Texas;and
(3) (unless waived by the BSC as provided in"f'below)covered by professional errors and
omissions insurance that:(i)has limits of at least$250,000 per claim(and at least$500,000
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 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)has limits of at least$250,000
per claim(and at least$500,000 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.
a. Engineering. Foundations must be constructed in accordance with complete
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
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-1
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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.
b. 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.
Approved Basic Types. See Note 1. Geotechnical Report. Special Engineering
See Notes 1 and 3. Certification.See Note 4.
Structural slab with void space and deep foundations Limited Not required
Structural floor with crawl space and deep foundations Limited Not required
Stiffened structural slab with deep foundations Full Required
Stiffened non-structural slab with deep foundations Full Required
Mixed-depth system for all new building construction Full Required
Mixed-depth system for building additions with deep Full Required
Another type approved by special exception issued by As specified in the As specified in the special
The BSC. See r,below. special exception exception
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,marked"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 cover all 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#0,11
April 2001,issued for website publishing),a copy of which is on file in the City Secretary's office. The minimum depth of
borings is 20 feet in all cases. All 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 maybe
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. Special Engineering 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 Highways and Public Transportation,Materials and Test Division,"Method for
Determining the Potential(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 SASTM 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 Test Method 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.
C. 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 and straight-shaft concrete piers.
(3) Auger-cast concrete piles.
(4) Another type approved by special exception issued by the BSC. See "h",
below.
d. 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.
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-2
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(1) Deformed bar reinforcing.
(2) Another type approved by special exception issued by the BSC. See "h,"
below.
e. Observation&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,
reinforcement, forms,materials,dimension,structural
elements, attachments,etc.before the work is covered or
concrete is place. (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 from and content as may be
specified by the building official,
(3) Certifications may:
(i) rely in part upon and attached certification by a RLGE,as to
geophysical matters,and
(ii) rely in part upon an attached certification by an A2LA Lab,as
to materials testing.
Before framing or other work commences atop 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 may be kept on file by the City,for public
inspection,for an indefinite period of time.
f. Special Exceptions. The BSC may issue a special exception from any requirement
in subsection"a"through"g",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 professional errors
and omissions insurance,in whole or in part;and(ii)the BSC may not waive
any 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.
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-3
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4. All concrete piers,footings and foundations must be cured for at least 72 hours before any
significant load is placed on them.
5. 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 this code(IBC)requires
otherwise for moisture protection.
6. Delete:Appendices A(Employee Qualifications),B(Board of Appeals)and D(Fire Districts).
7. In Section 101.1 insert"The City of West University Place"as name of jurisdiction.
8. In Section 1612.3 insert"The City of West University Place"as name of jurisdiction.
9. In Section 1612.3 Insert April 2000 for effective date of FIRM.
10. In Section 3410.2 insert effective date of passage of this ordinance.
International Energy Conservation Code,2000 2003 Ed.,International Code Council,Inc.
1. The administrative officer is the building official. All hearings,variances etc.are handled by the
BSC.
2. In lieu of inspection by City employees,the building official may require a written certification
that a building meets or exceeds minimum requirements,if the certification is: (i)signed by a
code-certified inspector(as defmed in Section 388.02,TEX.HEALTH&SAFETY CODE)not
employed by the city,and(ii)accompanied by an approved inspection checklist,properly
completed, signed and dated by the inspector. If the fees of the code-certified inspector are paid
by the City,the amount shall be added to the building permit fees otherwise payable. With
approval from the building official,a permittee may pay such fees directly to an independent
inspection firm. Only code-certified inspectors may perform inspections and enforce this code in
the City.
International Fire Code,2000 2003 Ed.,International Code Council,Inc.
1. The fire official shall be the fire chief or acting fire chief,who may detail other members of the
fire department or the building inspection division to act as inspectors. Chapter 6 of this Code
shall apply to enforcement and administration of the fire code in the same manner as it applies to
the building code(except that the fire official shall have the powers and duties of the building
official under such articles).
2. The BSC shall have the same jurisdiction and authority with respect to the fire code as it has with
respect to the building code.
3. The limits of the fire district referred to in Section 902.1.1 are coextensive with the City limits.
4. Explosives and fireworks,as defmed in Chapter 33,are prohibited within the City limits.
5. Notwithstanding Section 2206.7.6(relating to service stations),"latch-open"type devices are
prohibited.
6. Section 603.8.4(hours for burning)is amended to read in its entirety as follows: "An incinerator
shall not be used or allowed to remain with any combustion inside it: (i)at any time from an hour
preceding sunset on one day until sunrise the following day;or(ii)at any time when unattended."
Delete:Appendices FA(Board of Appeals),FE(Hazard Categories),FF(Hazard Ranking)and
FG (Cryogenic Fluids-Weight and Volume Equivalents).
7. Section 505.1 (address numbers)is amended to read in its entirety as follows:New and existing
buildings shall have approved address numbers,building numbers or approved building
identification placed in a position that is plainly legible and visible from the street or road fronting
the property. These numbers shall contrast with their background. Address numbers shall be
Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches high with a
minimum stroke of 0.5 inches.
Exception: One and two family dwellings shall comply with Section 6.409 of the City Code of
Ordinances.
International Fuel Gas Code,20002003 Ed.,International Code Council,Inc.
1. The administrative officer is the building official. Chapter 6 of this Code shall apply to
enforcement and administration of this code in the same manner as it applies to the building code.
The BSC shall have the same jurisdiction and authority with respect to this code as it has with
respect to the building code.
2 Delete Sections FG103,FG106 and FG10.
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-4
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3. Even if permitted by this code,copper tubing shall not be used for the yard service line.
4. Amend Section 311.2 to read in its entirety as follows: "Low pressure(not to exceed 0.5 PSI)gas
piping shall withstand a pressure of at least 10 inches of mercury for a period of time not less
than 10 minutes without showing any drop in pressure,except that the following shall apply in
the case of new construction: The newly-constructed system must withstand a pressure of at least
25 PSI for a period of not less than 10 minutes without showing any drop in pressure as an initial
pressure test, and the system must also withstand a pressure as a final test. Higher pressure
piping must withstand pressure of at least 10 PSI,but never less than twice the maximum
pressure to which the piping will be subjected in operation,for a period of at least 10 minutes
without showing a drop in pressure,but the higher pressures required for new construction,
above,shall be used to test new construction in lieu of the 10-PSI level prescribed by this
sentence."
5. There must be a permanently installed stairway,either fixed or folding,to serve attic space where
appliances or equipment are located.
6. Even if permitted by this code,undiluted liquefied petroleum gas,or"LPG",shall not be used at
any fixed location in the City.Exception:This does not prohibit the use of such gas in quantities
of 10 gallons or less.
7. Each new or replaced gas meter shall be located on the same building site that it serves.
International Mechanical Code,20002003 Ed.,International Code Council,Inc.
1. The administrative officer is the building official. All hearings,variances etc.are handled by the
BSC.
2. Add to Section M306.3: "There must be a permanently-installed stairway,either fixed or folding,
to serve attic space where appliances or equipment are located."
3. Add to Section M603: "All return air ducts must be installed wig so as to be
serviceable without the use of a portable ladder in all new residential
construction and wherever possible in existing buildings."
4. Delete:Appendix MB(Recommended Permit Fee Schedule).
International Plumbing Code,20002003 Ed.,International Code Council,Inc.
1. The administrative officer is the building official. Chapter 6 of this Code shall apply to
enforcement and administration of this code in the same manner as it applies to the building code.
The BSC shall have the same jurisdiction and authority with respect to this code as it has with
respect to the building code.
2. Delete: Sections P103,P106 and P109 and Appendices PA(Plumbing Permit Fee Schedule)and
PG(Vacuum Drainage System).
3. Add at the beginning of Section 303.1: "Even if permitted by this code(IPC),none of the
following is allowed for use in the City:Acrylonitrile-Butadiene-Styrene(ABS)pipe or fittings,
polyethylene pipe or fittings,Type M copper,lead-based pipe,aluminum DWV pipe or
components,or air admittance valves."
4. Even if permitted by this code(IPC),PVC and CPVC type water pipe and fittings are not allowed
for use in the City.Exception:PVC water pipe may be used where permitted by this code(IPC),
but only if: (i)it is installed underground and(ii)all joints are primed and glued as required by the
manufacturer's recommendations(and the primer must be purple or another distinctive color,
except on above-ground pool piping).
5. Even if permitted by this code(IPC),wet venting shall not be allowed except when authorized by
the BSC,as a special exception for hardship and unusual cases.
6. Amend Section 1101.2 to read in its entirety as follows: "The provisions of this chapter are
applicable to interior leaders,building storm drains,building storm sewers,exterior conductors,
downspouts,roof gutters and other storm drainage fixtures and facilities."
7. Maximum water meter size,unless an RPE can clearly and convincingly demonstrate the need for
a larger meter in a particular case,is: 3/4ths-inch for an irrigation system,or 1-inch for a single-
family dwelling.
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-5
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International Residential Code,-2000 2003 edition,International Code Council,Inc.
1. The administrative officer is the building official. All hearings,variances etc.are handled by the
BSC.
2. This code,in lieu of the other"International Codes,"applies to all residential structures in the
City.
"Residential"means having the character of a detached one-family or two-family dwelling that is
not more than three stories high with separate means of egress,including the accessory structures
of the dwelling. This code does not apply to: (i)any dwelling that has a common means of egress,
such as a common hallway,or(ii)any dwelling or structure that has the character of a facility used
for accommodation of transient guests or a structure in which medical,rehabilitative,or assisted
living services are provided in connection with the occupancy of the structure.
3. All amendments and deletions to the other"International Codes"adopted by this Schedule are also
carried forward and adopted as amendments and deletions from the International Residential
Code.
4. Delete:Appendices RAF(Radon Control Methods),RAI(Private Sewage Disposal),and RAE
(Manufactured Housing Used as Dwellings).
5. This code does not apply to installation and maintenance of electrical wiring and related
components. See National Electrical Code,below.
6. In Section R101.1 Insert"The City of West University Place"for the name of the jurisdiction.
7. In Section R301.2 Insert the following Table:
TABLE R301.2(1). CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
GROUND SNOW LOAD:0 AIR FREEZING INDEX: 50 BF DAYS
WIND SPEED(MPH): 110 MEAN ANNUAL TEMP:68 DEG F
SEISMIC DESIGN CATEGORY:A SUBJECT TO DAMAGE FROM:
WINTER DESIGN TEMPERATURE:32 DEGREES F WEATHERING: NEGLIGIBLE
ICE SHIELD UNDERLAYMENT: NOT REOUIRED FROST LINE: 6"
FLOOD HAZARDS:MAP EFFECTIVE DATE, TERMITE: VERY HEAVY
APRIL 2000 DECAY: MOD TO SEVERE
8. In Section P2603.6.1 insert 12"for minimum depth of cover for a sewer line.
9. In Section P3103.1 insert 12"for a minimum height above the roofline for a vent termination.
(BOCA)National Building Code, 1996 Ed.,Building Officials&Code Administrators International,
Inc.
Only Sections 3108(Radio And Television Towers)and 3109(Radio And Television Antennas),
together with any necessary definitions or interpretative aids,are adopted. See Subchapter G of
Chapter 6 of this Code.
National Electrical Code,2002 edition,National Fire Protection Association,("NEC")
1.The administrative officer is the building official. All hearings,variances etc.are handled by the BSC.
2.See Chapter 8 of this Code for various provisions which override or supplement the NEC.
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International Property Maintenance Code,2003 Ed.,International Code Council,Inc.
1.The administrative officer is the building official. All hearings,variances etc.are handled by the BSC.
CHARTER AND ORDINANCES, City of West University Place, Texas November 22,2005 Page S-6