HomeMy WebLinkAboutORD 2051 Amending Chapter 18 of the Code re Lowest Floor ElevationsCity of West University Place
Harris County, Texas
ORDINANCE NO. 2051
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
UNIVERSITY PLACE, TEXAS; AMENDING CHAPTER 18, BUILDING
AND DEVELOPMENT, ARTICLE IX, FLOOD DAMAGE PREVENTION,
SECTION 18 -275, PROVISIONS FOR FLOOD HAZARD REDUCTION,
OF THE CODE OF ORDINANCES OF THE CITY OF WEST
UNIVERSITY PLACE, TEXAS, AND AMENDING APPENDIX C,
TECHNICAL CODES SCHEDULE, SECTION C -104, INTERNATIONAL
BUILDING CODE, OF THE CODE OF ORDINANCES OF THE CITY OF
WEST UNIVERSITY PLACE, TEXAS, RELATING TO LOWEST FLOOR
ELEVATIONS 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. Chapter 18, Building and Development, Article IX, Flood Damage
Prevention, Section 18 -275, Provisions For Flood Hazard Reduction, of the Code of
Ordinances of the City of West University Place, Texas is amended relating to lowest
floor elevations to read as set out in Appendix A, attached hereto. All other portions of
Chapter 18 of the Code of Ordinances not specifically amended hereby remain in full
force and effect.
Section 2. Appendix C, Technical Codes Schedule, Section C -104,
International Building Code, of the Code of Ordinances of the City of West University
Place, Texas is amended relating to lowest floor elevations to read as set out in
Appendix B, attached hereto. All other portions of Appendix C of the Code of
Ordinances not specifically amended hereby remain in full force and effect.
Section 3. All ordinances and parts of ordinances in conflict with this
Ordinance are repealed to the extent of the conflict only.
Section 4. 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 5. 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
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and the contents and posting thereof.
Section 6. This Ordinance takes effect immediately upon its passage and
adoption on second reading.
PASSED, APPROVED AND ADOPTED ON FIRST READING on the 14th day
of May 2018.
PASSED, APPROVED AND ADOPTED ON SECOND READING, AND SIGNED,
on the 21St day of May 2018.
Ilk
BEST Opp`
-b orb tte �9 �l^�l �v� Signed:
V ity Secre "ry (Seal) Mayor
s
Al
TEXAS
ended:
City Manager
Approved as to legal form:
City Attorney
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City of West University Place
Harris County, Texas
Appendix A
(Amended Chapter 18, Article IX, Section 18 -275 Code of Ordinances)
Sec. 18 -275. - Provisions for flood hazard reduction.
(a) General standards. In all areas of special flood hazards the following provisions are
required for all new construction and substantial improvements:
(1) All new construction or substantial improvements shall be designed (or modified) and
adequately anchored to prevent flotation, collapse or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy;
(2) All new construction or substantial improvements shall be constructed by methods and
practices that minimize flood damage;
(3) All new construction or substantial improvements shall be constructed with materials
resistant to flood damage;
(4) All new construction or substantial improvements shall be constructed with electrical,
heating, ventilation, plumbing, and air conditioning equipment and other service
facilities that are designed and/or located so as to prevent water from entering or
accumulating within the components during conditions of flooding;
(5) All new and replacement water supply systems shall be designed to minimize or
eliminate infiltration of floodwaters into the system;
(6) New and replacement sanitary sewage systems shall be designed to minimize or
eliminate infiltration of floodwaters into the system and discharge from the systems into
floodwaters; and,
(7) On -site waste disposal systems shall be located to avoid impairment to them or
contamination from them during flooding.
(b) Specific standards -(AE zones). In all areas of special flood hazards where base flood
elevation data has been provided as set forth in (i) subsection 18- 273(b), (ii) subsection 18-
274(b)(8), or (iii) subsection 18- 275(c)(3), the following provisions are required:
(1) Residential construction. new construction and substantial improvement of any
residential structure shall have the lowest floor (including basement), elevated to Of 2
feet above the base flood elevation. A registered professional engineer, architect, or
land surveyor shall submit a certification to the floodplain administrator that the
standard of this subsection as proposed in subsection 18- 274(c)(1)a., is satisfied.
(2) Nonresidential construction. new construction and substantial improvements of any
commercial, industrial or other nonresidential structure shall either have the lowest floor
(including basement) elevated to of 2 feet above the base flood level or together with
attendant utility and sanitary facilities, be designed so that below the base flood level
the structure is watertight with walls substantially impermeable to the passage of water
and with structural components having the capability of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy. A registered professional engineer or
architect shall develop and/or review structural design, specifications, and plans for the
construction, and shall certify that the design and methods of construction are in
accordance with accepted standards of practice as outlined in this subsection. A record
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of such certification which includes the specific elevation (in relation to mean sea level)
to which such structures are floodproofed shall be maintained by the floodplain
administrator.
(3) Enclosures. new construction and substantial improvements, with fully enclosed areas
below the lowest floor that are usable solely for parking of vehicles, building access or
storage in an area other than a basement and which are subject to flooding shall be
designed to automatically equalize hydrostatic flood forces on exterior walls by
allowing for the entry and exit of floodwaters. Designs for meeting this requirement
must either be certified by a registered professional engineer or architect or meet or
exceed the following minimum criteria:
a. A minimum of two openings on separate walls having a total net area of not less
than one square inch for every square foot of enclosed area subject to flooding shall
be provided.
b. The bottom of all openings shall be no higher than one foot above grade.
C. Openings may be equipped with screens, louvers, valves, or other coverings or
devices provided that they permit the automatic entry and exit of floodwaters.
(4) Manufactured homes.
a. Require that all manufactured homes to be placed within zone A on a community's
FHBM or FIRM shall be installed using methods and practices which minimize
flood damage. For the purposes of this requirement, manufactured homes must be
elevated and anchored to resist flotation, collapse, or lateral movement. Methods of
anchoring may include, but are not limited to, use of over -the -top or frame ties to
ground anchors. This requirement is in addition to applicable state and local
anchoring requirements for resisting wind forces.
b. Require that manufactured homes that are placed or substantially improved within
zones Al -30, AH, and AE on the community's FIRM on sites:
(i) Outside of a manufactured home park or subdivision;
(ii) In a new manufactured home park or subdivision;
(iii) In an expansion to an existing manufactured home park or subdivision; or
(iv) In an existing manufactured home park or subdivision on which a
manufactured home has incurred "substantial damage" as a result of a flood, be
elevated on a permanent foundation such that the lowest floor of the
manufactured home is elevated to of 2 feet above the base flood elevation and
be securely anchored to an adequately anchored foundation system to resist
flotation, collapse, and lateral movement.
C. Require that manufactured homes be placed or substantially improved on sites in
an existing manufactured home park or subdivision with zones Al -30, AH and AE
on the community's FIRM that are not subject to the provisions of paragraph (4) of
this section be elevated so that either:
(i) The lowest floor of the manufactured home is at of 2 feet above the base flood
elevation, or
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(ii) The manufactured home chassis is supported by reinforced piers or other
foundation elements of at least equivalent strength that are no less than 36
inches in height above grade and be securely anchored to an adequately
anchored foundation system to resist flotation, collapse, and lateral movement.
(5) Recreational vehicles. Require that recreational vehicles placed on sites within zones
Al -30, AH, and AE on the community's FIRM either:
a. Be on the site for fewer than 180 consecutive days;
b. Be fully licensed and ready for highway use; or
C. Meet the permit requirements of subsection 18- 274(c)(1), and the elevation and
anchoring requirements for "manufactured homes" in paragraph (4) of this section.
A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is
attached to the site only by quick disconnect type utilities and security devices, and has no
permanently attached additions.
(c) Standards for subdivision proposals.
(1) All subdivision proposals including the placement of manufactured home parks and
subdivisions shall be consistent with subsections 18- 271(b), (c), and (d) of this article.
(2) All proposals for the development of subdivisions including the placement of
manufactured home parks and subdivisions shall meet floodplain development permit
requirements of subsection 18- 273(c); subsection 18- 274(c); and the provisions of
section 18 -275 of this article.
(3) Base flood elevation data shall be generated for subdivision proposals and other
proposed development including the placement of manufactured home parks and
subdivisions which is greater than 50 lots or five acres, whichever is lesser, if not
otherwise provided pursuant to subsection 18- 273(b) or subsection 18- 274(b)(8) of this
article.
(4) All subdivision proposals including the placement of manufactured home parks and
subdivisions shall have adequate drainage provided to reduce exposure to flood hazards.
(5) All subdivision proposals including the placement of manufactured home parks and
subdivisions shall have public utilities and facilities such as sewer, gas, electrical and
water systems located and constructed to minimize or eliminate flood damage.
(d) Standards for areas of shallow flooding (AO/AH zones). Located within the areas of
special flood hazard established in subsection 18- 273(b), are areas designated as shallow
flooding. These areas have special flood hazards associated with flood depths of one to three
feet where a clearly defined channel does not exist, where the path of flooding is
unpredictable, and where velocity flow may be evident. Such flooding is characterized by
ponding or sheet flow; therefore, the following provisions apply:
(1) All new construction and substantial improvements of residential structures have the
lowest floor (including basement) elevated to er 2 feet above the base flood elevation or
the highest adjacent grade at least as high as the depth number specified in feet on the
community's FIRM (at least two feet if no depth number is specified).
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(2) All new construction and substantial improvements of nonresidential structures:
a. Have the lowest floor (including basement) elevated to er 2 feet above the base
flood elevation or the highest adjacent grade at least as high as the depth number
specified in feet on the community's FIRM (at least two feet if no depth number is
specified), or
b. Together with attendant utility and sanitary facilities be designed so that below the
base specified flood depth in an AO zone, or below the base flood elevation in an
AH zone, level the structure is watertight with walls substantially impermeable to
the passage of water and with structural components having the capability of
resisting hydrostatic and hydrodynamic loads of effects of buoyancy.
(3) A registered professional engineer or architect shall submit a certification to the
floodplain administrator that the standards of this section, as proposed in subsection 18-
274(c), are satisfied.
(4) Require within zones AH or AO adequate drainage paths around structures on slopes,
to guide floodwaters around and away from proposed structures.
(e) Floodways. Located within areas of special flood hazard established in subsection 18-
273(b), are areas designated as floodways. Since the floodway is an extremely hazardous
area due to the velocity of floodwaters which carry debris, potential projectiles and erosion
potential, the following provisions shall apply:
(1) Encroachments are prohibited, including fill, new construction, substantial
improvements and other development within the adopted regulatory floodway unless it
has been demonstrated through hydrologic and hydraulic analyses performed in
accordance with standard engineering practice that the proposed encroachment would
not result in any increase in flood levels within the community during the occurrence of
the base flood discharge.
(2) If subsection 18- 275(e)(1), above is satisfied, all new construction and substantial
improvements shall comply with all applicable flood hazard reduction provisions of
section 18 -275.
(3) Under the provisions of 44 CFR Chapter 1, Section 65.12, of the National Flood
Insurance Program Regulation, a community may permit encroachments within the
adopted regulatory floodway that would result in an increase in base flood elevations,
provided that the community first completes all of the provisions required by Section
65.12.
(f) Severability. If any section, clause, sentence, or phrase of this article is held to be invalid or
unconstitutional by any court of competent jurisdiction, then said holding shall in no way
affect the validity of the remaining portions of this article.
(g) Penalties for noncompliance. No structure or land shall hereafter be constructed, located,
extended, converted, or altered without full compliance with the terms of this article and
other applicable regulations. Violation of the provisions of this article by failure to comply
with any of its requirements (including violations of conditions and safeguards established
in connection with conditions) shall constitute a misdemeanor. Any person who violates this
court order or fails to comply with any of its requirements shall upon conviction thereof be
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fined not more than allowed by law or imprisoned for not more than allowed by law, or
both, for each violation, and in addition shall pay all costs and expenses involved in the case.
Nothing herein contained shall prevent West University Place from taking such other lawful
action as is necessary to prevent or remedy any violation.
(Addition shown by underline; deletion shown by strike -out)
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Appendix B
(Amended Appendix C, Section C -104 Code of Ordinances)
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.
a. Definitions. In this section:
"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 licensed or registered professional engineer of the State of Texas who
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) Covered by professional errors and omissions insurance that: (i) has limits of at
least $500,000.00 per claim (and at least $1,000,000.00 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 $500,000.00 per claim (and at least $1,000,000.00 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.
b. Engineering. Foundations must be constructed in accordance with complete plans and
specifications prepared, signed and sealed by a RLPE. The plans and specifications
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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.
C. 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.
Geotechnical Report .
Special Engineering
Certification. See Note
See Note 1.
See Notes 2 and 3.
4.
Structural slab with void space and deep
Limited
Not required
foundations
Structural floor with crawl space and deep
Limited
Not required
foundations
Stiffened structural slab with deep
Full
Required
foundations
Stiffened non - structural slab with deep
Full
Required
foundations
Mixed -depth system for all new building
Full
Required
construction
Mixed -depth system for building additions
Full
Required
with deep foundations
Another type approved by special exception
As specified in the
As specified in the
issued by the BSC. See "i" below.
special exception
special 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 report may be
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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. 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 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 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.
d. 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 "i." below.
C. 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 "i," below.
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f. 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, reinforcement, forms,
materials, dimensions, structural elements, attachments, 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.
(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 on top of 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).
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g. Curing concrete. All concrete piers, footings and foundations must be cured for at least
72 hours before any significant load is placed on them.
h. 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 @ 28 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 R403 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.
i. Special exceptions. Excluding the requirement for professional errors and omissions
insurance, the BSC may issue a special exception from any other requirement in
subsection "a" through "h," 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: 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.
J. Elevation of bottom floor. Each foundation shall have an elevation of at least -5 24
inches above standard base level.
4. Sheathing (gypsum board) and trim must comply with this section, as follows:
a. 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.
b. 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:
a. Scope.
(1) The structural elements for the following must meet the criteria in this section, as
applicable:
(i) Each new building (and each addition to an existing building) containing
habitable space and having either a gross floor area of 485 square feet or more
or a finished floor height greater than four feet; and
(ii) Each accessible deck, porch, balcony, walkway and similar structure with a
finished floor height greater than four feet.
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(2) This section does not apply to foundation elements observed and certified under
another section.
b. 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:
(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) Covered by professional errors and omissions insurance that: (i) has limits of at
least $500,000.00 per claim (and at least $1,000,000.00 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.
C. Engineering; Plans and Specifications. Structural elements 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 structure in
question, and they must meet criteria as to scope, content and form specified by the
building official.
d. 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 7/16" 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.
(i) The species and grade of all lumber used for trusses, joists, purlins, purlin
supports or similar elements must be specified in the plans.
(ii) The length, spacing and direction of trusses and joists must be specified in
the plans.
(iii) Each manufactured wood truss must comply with applicable requirements of
the "National Design Standard For Metal Plate Connected Wood Truss
Construction" 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 vertical framing.
(4) Windspeed clips and straps must meet these minimum requirements:
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(i) Clips: Simpson Strong Tie H2.5 or equal, installed on every other member as
follows: rafter to double top plate.
(ii) Straps I rafters : Simpson Strong Tie LSTA 18 or MSTA 18 or equal
installed rafter to rafter over ridge, on every other member.
(iii) Strap I beams for porches, patios, garage doors: Simpson Strong Tie
LSTA15 or MSTA15 or equal, installed two on each end of each beam,
strapped to post/support.
(iv) Purlins: Simpson Strong Tie LSTA 15 or MSTA 15 or equal, installed to
rafters and spaced no wider than 48 inches on center, also installed on purlin
braces and tied to purlins and brace supporting members.
e. 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 approved by the RLPE;
(ii) Include actual observation of structural elements and attachments in crawl
spaces before they are covered by floors or other materials;
(iii) Include actual observations of each beam, joist, rafter, truss and similar
element, including each related weld and high- strength bolt: (1) after all
required plumbing, electrical and mechanical "rough -in" inspections have been
passed and all expected "notching," boring and similar work has been done,
and (2) before the item is covered; 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 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);
(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.
(3) Certifications may:
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(i) Rely in part upon attached certifications by: (1) an A2LALab, as to materials
testing, and (2) 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
(ii) 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 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).
f. Special Exceptions. Excluding the requirement for professional errors and omissions
insurance, the BSC may issue a special exception from any other requirement in
subsection "a" through "e ", 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.
However: 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: All appendices of the International Building Code.
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).
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
1001 ss4s4.docx ) 15
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/cs /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.,
www.iccsafe.org/cs /techservices) shall be used.
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 [Sub]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.
(00196494.docx ) . 16
(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 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 may be 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:
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(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.
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.
(Addition shown by underline; deletion shown by strike -out)
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