Loading...
HomeMy WebLinkAbout01-137 Resolution No . 01-137 RESOLUTION PLACING THE INTERNATIONAL BUILDING CODE 2000 ON FILE WHEREAS, the City of Elgin is considering adopting by reference the International Building Code 2000 as the building regulations for the City of Elgin; and WHEREAS, the 2000 rules and regulations have been published by the International Code Council, Inc . , Country Clubs Hills, Illinois; and WHEREAS, 65 ILCS 5/1-3-2 authorizes any municipality to adopt by reference the provisions of any regulations or public records provided that one copy of such regulations or public records is filed with the City Clerk for a period of thirty days prior to adoption of an ordinance which incorporates such regulations or public records by reference. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS, that a copy of the International Building Code 2000 be and is hereby directed to be placed on file in the office of the City Clerk for public inspection and examination for a period of thirty days . s/ Ed Schock Ed Schock, Mayor Presented: May 23 , 2001 Adopted: May 23 , 2001 Omnibus Vote : Yeas : 6 Nays : 0 Attest : s/ Suellyn Losch Suellyn Losch, Deputy City Clerk " Agenda City of Elgin Item No. 4TGDft- E G ,. . May 4 , 2001 N + m t QUALITY HOUSING TO: Mayor and Members of the City Council FROM: Joyce A. Parker, City Manager SUBJECT: Adoption of 2000 Building Code and Other Related Codes PURPOSE The purpose of this memorandum is to provide the Mayor and members of the City Council with information regarding the adoption of the International Building Code 2000 ; the NFPA 70 National Electric Code, 1999 Edition; the International Residential Code, 2000 Edition; the International Mechanical Code, 2000 Edition; the 1998 Illinois State Plumbing Code; and the accompanying local amendments . BACKGROUND The Elgin Building Commission reviews the latest building codes to remain current with best practices in the construction field. Moreover, the International Services Office (ISO) , which rates a city' s building code effectiveness, requires adoption of the most recent code within 18 months of publication in order to be eligible for the highest ISO rating. The ISO rating we receive from this grading helps determine property owners ' base rating for future insurance underwriting. The Building Commission, and its committees, have met on a regular basis throughout 2000 and 2001 to review and consider amendments of the latest building codes . The attached amendments are the result of many hours spent reviewing the intent of the code, the possible economic impact on the community, and the life safety benefits gained through enactment of the codes . There are several substantive changes being proposed, all approved by unanimous votes, encompassing revised electrical fastening requirements, fire safety specifications, accessory structure floor drain requirements, and concrete reinforcement construction requirements . 2000 Building Code Adoption May 4 , 2001 Page 2 The International Code Council (ICC) codes replace the Building Officials and Code Administrators (BOCA) building and the Council of American Building Officials (CABO) One and Two Family building codes previously adopted by the City. The ICC codes were established through a cooperative effort by the Building Officials and Code Administrators International (BOCA) , International Conference of Building Officials (ICBO) , and the Southern Building Code Congress International (SBCCI) . These three model code groups had their respective codes in print before deciding to combine their efforts with one code for international use . International Building Code Adoption of the new building code will consist mainly of updating the amendments from the 1996 BOCA code to the new format and section number system of the 2000 codes . In addition, it was necessary to thoroughly review the new codes and provide a summary of the changes to the Building Commission. Major changes to the national code include : 1 . An increase in the height limitations and the addition of more construction types for unlimited floor area in large nonresidential buildings . This will provide for more flexibility while retaining all life safety requirements . 2 . More stringent construction types to provide additional structural integrity and occupant safety in all buildings in excess of three stories in height . Proposed new local amendments include : 1 . All references to the electrical, mechanical, and plumbing codes were deleted as they are covered by other adopted codes . 2 . Temporary occupancy requirements were amended to more clearly define the enforcement procedures . 3 . A minimum of 5/8" sheathing, instead of the 7/16" allowed by code, will be required on all roofs . The additional thickness will help prevent the sheathing from sagging between the supports, thereby eliminating the appearance of an undulating roof . This is standard practice at this time so there will be a minimal effect on the contractors . 2000 Building Code Adoption May 4 , 2001 Page 3 4 . Latching hatches will now be required on all attic access panels . They must be openable from both sides . This will prevent the panel from being lifted into the attic area by hot gases generated by a fire. 5 . Screening requirements for rooftop mechanical equipment were added to improve the appearance of developments . Each project will be individually evaluated so consideration can be given to elevation changes and the neighboring environment . International Residential Code This new residential code replaces the CABO One and Two Family Code which was previously adopted by the City. The CABO codes apply to all one and two-family building construction. The existing local amendments to the 1995 CABO One and Two Family Dwelling Code were intended to upgrade the minimum construction standards of the code to require items found in higher quality construction. All changes will apply consistently to remodeling and new construction. Existing work completed with permits would be "grandfathered" . Major changes to the national code include : 1 . The stair specifications have changed, requiring lower individual step heights and longer tread depths . The stair geometry changes were implemented mainly due to the increase in the average size of human feet over the years and the problems relating to mobility as our average longevity is ever-increasing. 2 . The placement of roof rafter ties, the horizontally attached piece of wood designed to prevent the roof rafters which support the sheathing and shingles from splaying outward and collapsing the roof, has now been specifically noted in the code . These ties must now be placed as low as possible or the allowable rafter spans are reduced. Proposed new local amendments include : 1 . All references to the electrical, mechanical, and plumbing codes were deleted as they are covered by other adopted codes . • 2000 Building Code Adoption May 4 , 2001 Page 4 2 . Accessory structure floor drains are allowed with restrictive specifications detailed in the State Plumbing Code. Our current code requires all garage floors to be pitched toward the door so water will flow to the driveway. This change will allow homeowners the flexibility of washing their cars in the garage and having the water flow into an approved sanitary drain. The code would meet all Plumbing Code and FRWRD requirements . 3 . Horizontal reinforcement in concrete walls is now mandatory. . The intent is to eliminate structural problems in areas with poor soils . This will require an additional inspection which will be considered in our reassessment of the current permit fee schedule . The potential for problems due to the soil conditions within our far west developments make this amendment necessary. This will add approximately $200 to $500 to the cost of the average new home and will require an additional inspection. 4 . Latching hatches will now be required on all attic access panels . They must be openable from both sides . This is the same requirement added in the International Building Code . International Mechanical Code The 2000 International Mechanical Code is essentially the same as the previously adopted code . The changes in the base code are the placement of required smoke detectors in commercial duct applications, and the placement of residential mechanical requirements with better airflow specifications . National Electrical Code (NEC) The 1999 National Electrical Code changes include a new requirement that splices will no longer have to be soldered, approved fastening devices will be permitted. Other changes are minimal and are added mostly for clarification purposes. 1998 Illinois State Plumbing Code Elgin is mandated by state statute to enforce the latest edition of the Illinois State Plumbing Code . The code has not been revised since 1998 , we are only adding amendments which are more restrictive . Our proposed amendments to the Illinois State Plumbing Code include : 2000 Building Code Adoption May 4 , 2001 Page 5 1 . Cleanouts for the sewer will be required both inside and outside of the house . The outside cleanout will allow access to a larger diameter pipe which is normally installed outside of the foundation of the house and will also minimize the potential for a mess inside of the house . This will add less than $50 to the cost of a new home . 2 . Overhead sewer entry will be required in all new homes . This requirement will help eliminate the potential for waste water to back up into basements . All plumbing fixtures below the first floor in the house will drain into an ejector pit . When the pit is full, the waste will be ejected by a pump up into the sanitary sewer line which will enter the house above the finished floor of the basement . A check valve is utilized to prevent the sewerage from backing up into the basement if the sewer outside of the house becomes plugged. The potential for higher ground water elevations in our far west area and the problems we are encountering within our current city limits make this amendment necessary. While not universal, this requirement is becoming an industry standard in new construction. For example, the Metropolitan Sanitary District requires all newly-constructed homes in Cook County, their jurisdiction, to meet this requirement . These installations should add less than $750 to the cost of a new house. Staff is also proposing the addition of a new ordinance section, 16 . 02 , for the placement of our current plumbing, electrical, and mechanical contractor licensing requirements . The licensing criteria is now in each of the respective areas of the code, where applicable . This new configuration will allow all licensing requirements to be placed in this centralized location. It is proposed that the International Building Code 2000 ; the International Residential Code 2000; the NFPA 70 National Electric Code, 1999 Edition; the 1998 Illinois State Plumbing Code; and the International Mechanical Code, 2000 Edition be placed on file with the City Clerk for a 30-day public comment period. Ordinances can then be adopted when the publication requirements allow. COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED Area contractors, trades organizations and developers through the Building Commission hearings (reference attached minutes and Board membership lists) . 2000 Building Code Adoption May 4 , 2001 Page 6 Cole:g FINANCIAL IMPACT St aff has started a comprehensive review of the permit fee schedule . This review will include a cost analysis for the various permit types and the costs for the additional inspections required by the adoption of this code . The intent is to ensure the fees cover the costs associated with the permits and forward the fee updates for adoption with the 2002 budget . LEGAL IMPACT 01/ Section 1-3-2 of the Illinois Municipal Code (65 ILCS 5/1-3-2) permits the City to adopt by reference the International Building Code 2000; the International Residential Code 2000 ; the NFPA 70 National Electric Code, 1999 Edition; and the International Mechanical Code, 2000 Edition; provided one copy of each model code is filed with the City Clerk for a period of 30 days, for public comment, before the City Council adopts the ordinance incorporating those model codes by reference. The City Clerk must then maintain one copy of each of the adopted model codes for inspection, use and examination by the public. ALTERNATIVES Alternatives are to adopt, adopt with changes, or deny the proposed amendments . RECOMMENDATION It is recommended the City Council place the new building codes, with amendments, as proposed by the Building Commission, on file for 30 days, for public comment, and adopt the codes when the publication requirements allow. Re ectfully submitted, 42. /Q4....1-A--.— J ce . Parker City Manager Attachments