HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/22/2008 - THE PROPOSED 2006 INTERNATIONAL BUILDING CODE (IBC DATE: January22, 2008 WORK SESSION ITEM
STAFF: Mike Gebo FORT COLLINS CITY COUNCIL
Felix Lee
SUBJECT FOR DISCUSSION
The proposed 2006 International Building Code(IBC)®,2006 International Energy Conservation
Code (IECQV and local amendments, which include provisions for radon-reduction systems for
multi-family housing(3 or more units).
EXECUTIVE SUMMARY
To regulate the construction of new buildings, the City has adopted the 1997 UBC and the 2003
editions of the International Mechanical Code (IMC)9, the International Plumbing Code (IPC)®
for multi-family(three or more units) and commercial buildings. For new single-family and two-
family buildings, the City has adopted the 2003 IRC. The 2006 IBC is the most up-to-date edition
of the model building codes available that apply to new commercial, industrial and multi-family
buildings, and new additions to such existing buildings.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
The 2006 IBC, including the 2007IBC Supplement, comprise the up-to-date edition of the most
widely-recognized model building codes. This Code is designed as a template to establish
minimum universal standards for jurisdictions to regulate the construction of new commercial,
industrial and multi-family buildings, and new additions to such existing buildings. (New single-
family dwellings, two-family dwellings and townhouses have been regulated by the 2003
International Residential Code (IRC) as adopted and amended by the City beginning 2005).
1. Does Council concur with adopting the 2006 IBC, including proposed recommended
amendments?
(a) If not,does Council want to exclude certain proposed code provisions and/or include
other code provisions that have not been proposed as part of the recommended
amendment package; or
(b) Retain the 1997 Uniform Building Code (UBC)® currently adopted and do not
proceed with adopting the proposed new building code provisions?
2. Does Council concur with presenting the adopting ordinance(s)for Council's consideration
on First and Second Readings on March 4 and March 18,2008,with a subsequent effective
date by August 1, 2008 as proposed in the recommended adoption schedule?
January 22, 2008 Page 2
BACKGROUND
To regulate the construction of new buildings, the City has adopted the 1997 UBC and the 2003
editions of the International Mechanical Code (IMQ8 the International Plumbing Code (IPQ9
for multi-family(three or more units) and commercial buildings. For new single-family and two-
family buildings,the City has adopted the 2003IRC. The 2006IBC is the most up-to-date edition
of the model building codes available that apply to new commercial, industrial and multi-family
buildings, and new additions to such existing buildings.
The following are proposed for Council discussion and consideration:
1. Adopt the 2006IBC and pertinent 2007 Supplements.
The major changes/improvements that result from the proposed code and supplements relate
to a fundamental strategic shift in protecting buildings and its occupants from the spread of
fire, include:
a. Fire suppression(sprinkler)systems in multi-family dwellings with three(3)or more
units. This differs from the 1997 UBC, which requires fire-restrictive construction
(fire-rated wallboard).
b. Increased flexibility in the design and construction of commercial and industrial
buildings through the use of fire-suppression systems in lieu ofusing more expensive
building materials such as masonry, concrete, etc., which require more energy to
manufacture.
C. New provisions that came out of the NYC "Twin Towers" destruction.
d. Re-establish favorable commercial flood insurance rating by hnsurance Service
Office (ISO) by 8/l/08.
2. Adopt the local amendment package.
The major changes/improvements that result from the proposed local amendment package
are:
a. Require a radon reduction system in multi-family dwellings with three (3) or more
units. The City Code currently requires a radon system for one-story, single-family
dwellings with a full basement.
b. To retain current amendments related to more fire-resistive roof covering, design
wind speed(100 mph), etc.
3. Adopt the 2006 International Energy Conservation Code (IECC).
This Code is more energy-conserving than the City's current Energy Code regulating
commercial buildings. However,provisions important to the community and recommended
for adoption focus on:
January 22, 2008 Page 3
a. Requiring less total lighting wattage to reduce energy consumption,particularly large
retails spaces.
b. Increasing insulation R-values in walls and ceiling assemblies to reduce energy
consumption.
C. Reducing moisture movement through the exterior walls to inhibit mold growth,
improve interior air quality and increase building-material longevity.
d. Satisfying State of Colorado minimum energy conservation standards in 2008.
Overview of Work To Date
Council Work Session of April 24, 2007 (Attachment 1)
Staff presented a brief overview of the 2006IBC, and explained that adoption of this building code,
including local amendments would provide Fort Collins with the latest building code for commercial
and multi-family buildings. The International Code series are revised every three years; with the
next version (2009) well underway, and many of the proposed supplemental amendments are
anticipated to be reflected in the 2009 edition. Rather than adopting only the 2006 IBC, staff
recommended postponing adoption awaiting further analysis of the 2007 IBC SUPPLEMENT,
published in July 2007.
Staff recommendations and Council directions -April 24, 2007 (Attachment 2):
1. Staff is to reconvene the IBC Code Review committee to:
• Review changes and updates to the 2006 IBC, the 2006 International Energy
Conservation Code (IECQ, and respective updates in the 2007 SUPPLEMENTS.
• Review possible local standards for radon-reduction systems in multi-family
dwellings. (Fort Collins has required radon-reduction systems in ONLY new single-
and two-family dwellings,both individually separated and attached townhouses,by
local amendments to the International Residential Code (IRQ(&since its effective
date of January 1, 2005.)
2. Council directed staff to bring back the proposed amendments by the IBC Code Review
Committee for further discussion at a future work session to:
• Consider radon-reduction systems in all new multi-family dwellings.
• Compare Fort Collins building codes with those of other cities—regionally and
nationwide; and ascertain if Fort Collins is comparable, or more or less rigorous.
(Attachment 3)
• Survey contractors that work throughout the Front Range to rate Fort Collins
building codes and related services against other jurisdictions. (Attachment 4)
• Gather comments from contractors regarding Fort Collins'building code regulations
and related services. (Attachment 4)
January 22, 2008 Page 4
• Include a general cost analysis of the recommended code changes. (Attachment 5)
• Address Council's concern that a developer's project, designed under the City's
current 1997 Uniform Building Code, could be "caught" in the timing of the code
change and possibly incur additional unanticipated costs.
Costs
There are no new anticipated costs to the City. Construction cost analysis and significant benefits
of the proposed code are outlined in Attachment 5.
PUBLIC PROCESS
IBC Code Review Committee
Beginning October 2007, the Committee met to analyze the 2007 IBC SUPPLEMENT, the 2006
IECC and to discuss proposed local amendments for the installation of passive radon reduction
systems in multi-family dwellings. The Committee, composed of members from the Poudre Fire
Authority, Building Review Board, Larimer County Building Department, private developers,
builders, architects, engineers and City staff,concluded its review and proposed amendments at the
end of December 2007. The Committee voted to send the IBC, including amendments specific to
Fort Collins, to City Council for adoption in March 2008. (Attachment 6)
Boards and Commissions
Staff is seeking or has final recommendations from:
• Affordable Housing Board—5/3/07; recommended
• Commission on Disability—6/14/07; recommended
• Planning and Zoning Board - 8/10/07; recommended
• Electric Board— 1/16/08
• Natural Resources Advisory Board— 1/16/08
• Building Review Board - 1/31/08
• Air Quality Advisory Board—2/26/08
Public Outreach
• Public Outreach meeting— 1/9/08
Commercial Flood Insurance Rating Concern
In late November 2007, FEMA notified the City Floodplain Administrator that Fort Collins was at
risk of losing its long-standing and highly desirable flood insurance discount rating for multi-family
and business properties because Fort Collins has not yet adopted the IBC. To avoid a substantial
downgrade,staff recommends adoption of the 2006IBC and proposed amendments as offered in the
suggested timetable.
January 22, 2008 Page 5
Upon Council establishing an effective date of the proposed codes and amendments, staff will
immediately request a reevaluation to be scheduled by Insurance Service Office (ISO). ISO is a
private agency that serves the insurance industry. One of its primary functions is to establish
insurance rates based on an individual jurisdiction's "building code effectiveness"ranking using a
standardized grading system known as"BCEGS"(Building Code Effectiveness Grading Schedule).
(Attachment 7)
Staff contacted the regional ISO field manager, who indicated they would be extremely responsive
to staff s request for reevaluation of the City's ranking, once the Codes are adopted. Furthermore,
he advised that the new Code should become effective not later than August 1, 2008, in order to
provide reasonable lead time to recertify and retain the current commercial flood-insurance discount
rate.
TIMELINE
• First Reading of an Ordinance adopting the proposed 2006 International Building Code
(IBC) and local amendments - March 4, 2008.
• Second Reading- March 18, 2008.
• Establish proposed effective date,taking into consideration a"phase in"for projects caught
between Code changes (at least by August 2008).
• Training of staff and construction professionals (June, September and December) on Code
changes.
• Contractor License examinations updated to reflect new Code adoptions upon effective date.
Staff Recommendations
Staff recommends adopting the model Codes with amendments within the timetable as proposed.
ATTACHMENTS
1. April 24, 2007 Work Session packet.
2. April 24, 2007 Work Session summary.
3. Building Code Comparison.
4. Contractor Survey and comments.
5. Cost/Benefit analysis of proposed Code changes.
6. IBC Code Review Committee summary.
7. ISO Letter dated May 11, 2007.
8. Summary of significant changes of proposed Codes.
9. Recommendations from various Boards and Commissions.
10. Recap of Public Outreach meeting held January 9, 2008.
11. Power point presentation.
ATTACHMENT 1
DATE: April 24, 2007 WORK SESSION ITEM
STAFF: Felix Lee FORT COLLINS CITY COUNCIL
Mike Gebo
IU -r Y
SUBJECT FOR DISCUSSION
Adoption of the 2006International Building Code(IBC) ®including the related provisions of 2007
Supplement to the 2006International Building Code&
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
The 2006International Building Code is the most up-to-date edition of the model building code
available. It establishes minimum standards for the construction of all new buildings and new
additions to existing buildings, EXCEPT for buildings classified as a single-family dwelling, two-
family dwelling or townhouse.
1. Should staff continue to ep t o th in ding the most recent approved
updates contained in 2007 plem ?
2. Should staff present a o ance ou s cons ation in the Fall of 2007 with an
effective date of January 1, 20089
BACKGROUND
The 2006International Building Codas the essential remaining volume of the primarylnternational
series of the model building codes yet to be adopted by the City of Fort Collins. It will replace the
1997 Uniform Building Code (UBC) ®as adopted and amended by the City.
The successor INTERNATIONAL®code series was the culmination of a long-sought merger of the
three formerly separate and independent national building code development organizations. Each
organization published its distinct versions of model building-codes within its respective dominant
regions across the U.S. for m a re n nto single, unified building-code
development body—the INTE ATIO CO C in the late 1990s. By now,most
jurisdictions of any substantia 'ze ayo d th and in I rado, including all major Front
Range cities and counties have a opted the pnmary set of International codes, which, as were the
predecessor UNIFORM codes, are revised annually and completely republished on a 3-year cycle.
Fort Collins has long been a leader in developing innovative code provisions that enhance public
safety,offer construction flexibility,improve energy efficiency and indoor air quality. In anticipation
of the eventual transition to the new I-Codes,many of these innovations were intentionally"built-
April 24, 2007 Page 2
into" the present 1997 UBC amendment package (adopted in mid-1998). Subsequently, with the
adoption of the 20031NTERNATIONAL RESIDENTIAL CODE® in mid-2004, the first building
code was expressly designed as a stand-alone document for all building trades necessary for the
complete construction of any n le- d Yng- ith
ly dwelling or townhouse.
Interestingly, the rest of the ntry js st n atchi Fort Collins. Several new
provisions in the 2006 I-Codes plis e e stives as those contained in the
existing Fort Collins amendments to the UBC,IRC and companion-trades codes.This is especially
evident with the nevl-Codes'greater emphasis on"active"fire-containment and attendant improved
structure/occupant safety through early-response fire-/smoke-suppression("sprinkler")and detection
systems. In contrast, the UBC relies on "passive" fire-resistant materials built into the building
components themselves which are more resource- and capital-intensive. Such components are
designed to safely withstand fire exposure for predetermined time periods —e.g., 20 minutes to 4
hours.
Costs Estimate
The comparison between the estimated first costs of a fire-suppression system versus the fire-rated
construction otherwise required by the UBC is nearly equal for residential applications—currently
estimated about$1.50 v. $1.40Vgnnific
are fo of floor area respectively. According to PFA,most
fire-related deaths nationally oo S.
f)y sa ngs in insurance premiums over
the life of a building would be
Public Process
In August 2006, staff recruited a committee to study and make recommendations believed to be
important and specific to the City ofFort Collins.This committee includes members from the Poudre
Fire Authority, Building Review Board, Larimer County building department, private developers,
builders,architects,engineers,as well as City staff. Over several meetings,the committee compared
local amendments to the 1997 Uniform Building Code against the 2006 International Building Code
and determined that 24 local amendments would no longer be needed, given that the IBC now
includes a number of provisions that accomplish the same objectives.
Rather than adopting the 2006 Edition IBC alone, staff decided to await the publication of the 2007
IBC SUPPLEMENT this July to be included as part of the adoption effort. The supplement provides
the very latest revisions to the IBC approved during the annual international business meeting held
last fall and represented by sev dr d ' nal membership jurisdictions.
In tandem,the two documents r resen cum t e c o the next completely republished
editions of the codes, the 200 ternati al C e
Additionally, a broad cross section of City staff has assembled to review all of the City's "Green
Building" efforts in a coordinated approach. This work could result in recommendations for new
regulatory as well as voluntary outcomes.
In March, staff, as an initial overview, conducted a brief update presentation as part of the Building
Review Board's regular monthly meeting. One of the BRB's primary roles is to review and make
April 24, 2007 Page 3
formal recommendations to Council concerning all proposed building and contractor regulations.
No formal action was requested by staff or taken by the Board.
Recommendation and Additi p
Through this summer, staff p oses o es 2006YIntnational Building Code, the 2006
International Energy Conservatz ode, e a cabls in the 2007 Supplement to the
Affordable Housing Board, the Air Quality Advisory Board, the Commission on Disability, the
Natural Resources Board,the Electric Board,the Poudre Fire Authority Board,as well as to builders
and general public.
Through late 2003 and into 2004, when the 2003 INTERNATIONAL RESIDENTIAL CODE® was
undergoing final review and adoption, Council approved a mandatory radon-reduction system in
every new single-family dwelling, two-family dwelling, or townhouse. Some Councilmembers in
recent years have publicly expressed interest in exploring the concept of similar requirements for
new multi-family housing, as well. The coincident timing of the IBC adoption process provides a
window of opportunity to evaluate if including such standards(either voluntary or mandatory)offer
sufficient public health/safetybenefit to merit the necessary concurrent local amendments to the IBC.
Staffproposes the following in the intervening period before presenting the adopting ordinances this
Fall:
1. Consult with builders ready stalliPesi;
yst s in multi-family to share their
experience about instal t e ste co , effectiveness, etc.
2. Explore any similar standards adopted elsewhere and evaluate that data and efficacy.
3. Look at both voluntary and mandatory options.
4. Report back to Council.
Staff recommends that following the above public outreach efforts, the proposed ordinances be
placed on Council's regular agenda later this fall with the effective date for implementing the new
building code of January 1, 2008. This would provide few months for builders to prepare and give
staff time to develop educational materials and venues for construction professionals.
ATTACHMENTS
1. Summary of significant c s go' fro I U ' m Building Code to the 2006
International Building de.
2. Powerpoint presentati
ATTACHMENT 1
• 2006INTERNATIONAL BUILDING CODE (IBC)®
Significant changes/improvements over the 1997 Uniform Building Code (UBC)®
GENERAL
1. "Occupancy" (the classification assigned by how a building or space within is used)
determined by not only numbers of people in conjunction with their activities,providing
more clarity and consistency for assigning the most appropriate"Occupancy".
2. New IBC"Residential'occupancy classifications differentiate between transient lodging,
such as hotels and motels,versus non-transient or permanent housing, such as condos and
apartments. The UBC does not.
FIRE/LIFE-SAFETY ID4PROVEMENTS
3. Residential balcony guard rails are required to be 42 inches in height, an increase from the 36
inches allowed in the UBC.
4. Except for dwelling units, handrails are required on both sides of stairways, regardless of
stairway width. UBC allows one hand rail for stairs less than 44-inches wide in most cases.
5. Emergency lighting required in all occupancies when 2 exits are required. UBC triggered in
rooms or areas designed for 100 or more people.
• 6. IBC requires fire-suppression(sprinkler) systems in all multi-family residential buildings
containing three or more dwelling units.
7. IBC offers more advantageous use of fire-suppression(sprinkler)systems than UBC,
resulting in multiple benefits:
a) Improved life-safety with greater design flexibility in use of floor space and building
height while using less resource-intensive and less expensive materials.
b) Smaller footprint with increased building height using the same materials allowed for
lower buildings prescribed under the UBC.
c) More trade-offs, eliminating need for additional fire-rated construction in some interior
and exterior walls and corridors of most buildings, saving construction costs and
conserving resources by eliminating fire-rated doors, wall systems, light fixtures,HVAC
dampers, etc.
d) Reduced minimum distance required between the exits from the second floor, allowing
greater flexibly and more efficient space-planning.
•
I
• ACCESSIBLITY Ily1PROVEMENTS
S. Buildings which are not provided with fire-suppression systems are required to have on
upper floors, "areas of refuge"protecting wheelchair users in a smoke- and fire-safe space
until emergency personnel arrive.
9. New requirements that emergency exits must be wheelchair accessible, specifying
dimensions, location, and fire-/smoke-protection. The UBC generally only regulates
accessible entry into and within a building v. the IBC,which regulates accessible exiting as
well.
10.The IBC specifies required accessible elements be designed in accordance with the latest
edition of the national standard(ICC/ANSI A117.1 Accessible and Usable Buildings and
Facilities, 2003 Edition). We are under the 1998 Edtion as referenced by the UBC.
ENERGY
11.The IBC references the latest edition of the national standard (Energy Standard for Buildings
Except Low-rise Residential Buildings—ANSI/ASHRAE/IESNA 90.1, 2004 Edition)v. the
1993 version referenced by the UBC.
•
Attachment#2
dh fort collins neighborhood & building services
city nE F mCouine 281 N. College Ave.. P.O. Box 580: Fort Collins.CO 80522-0580: Voice:970 2216760 FAX:970 224 6134
Work Session Summary
Date: April 25, 2007
To: Mayor and City Council members
Through: Darin Atteberry, City Manager
Joe Frank Planning, Development &Transportation Director
From: Felix Lee, Neighborhood & Building Services Director
Mike Gebo, Building Services Manager
Reference: April 24, 2007 Work Session Summary- Adoption of the 2006 International Building Code
Felix Lee and Mike Gebo presented Council with a brief overview of the 2006 International Building
Code (IBC) and the 2007 Supplement to the 2006 IBC, describing that adoption of these documents would
provide Fort Collins with the latest national standard model building code for commercial and multi-
family projects.
The original AIS question number one was replaced with;
1. Does Council have questions relating to the proposed 2006 IBC and adoption process to this
point? And,
2. Does Council have a direction that staff should take on given topics during the adoption process?
For the second work session proposed for November 2007, Council's direction is to:
• Prepare a graphic that displays all building codes adopted; indicating Fort Collins' placement, in
our region/around the country, as to whether Fort Collins is considered "ahead of the curve",
similar or comparable with other codes/regulations utilized by other cities or is Fort Collins
catching up to industry standards.
• Compare Fort Collins' building codes and amendments to other cities in the region/state,
identifying if Fort Collins is comparable,more flexible, or more rigorous.
• Survey contractors/developers with construction history across jurisdictional lines along the front
range, seeking comments on Fort Collins' adopted codes, amendments and assessment of services.
• Include a general cost analysis of the new code that is recommended for adoption.
• Provide a list or summary of comments from stakeholders, committee members or public, relating
to Fort Collins' building code regulations.
A key discussion point was concern that a developer's project, designed under the City's current 1997
Uniform Building Code, could be "caught" in the timing of the code change proposed for January 1, 2008,
thereby incurring additional cost not anticipated. Through the project's "pre-submittal" review meeting,
staff is informing all developers/builders of pending adoption dates with use of the 2006 IBC
implemented as "alternate method and materials" approval.
Next in the adoption process, is to continue public out-reach with a presentation to the Affordable
Housing Board scheduled for May 3, 2007 and various other boards and commissions as schedules and
agendas allow. The Code Review Committee will be re-convened to review any changes or updates to the
06 IBC as well as review the 2006 International Energy Conservation Code along with a discussion on
the installation of passive Radon Reduction Systems in multi-family projects.
ATTACHMENT#3
Building Code Comparison
City Fort Collins & statewide/nationwide jurisdictions
1/3/08
Summary: Of the 12 cities surveyed(including Fort Collins)-7 have adopted the most recent (2006) IBC
Jurisdiction Code& Date Ado led
1"7 UBC 2003 IBC 2003 IRC 2003 IMC& 20031PC 1 2006IBC 2006 2006 IRC 2006 IMC 2006 IPC
IFGC IECC
Fort Collins—current May Jan Jan Jan
1998 2005 2005 2005
Fort Collins—proposed Apr Apr
(includes '07 Supplement,IECC&local 2008 2008
radon)
Larimer County Oct 2007 Oct 2007 Oct 2007 Oct 2007
Loveland,CO Sept Sept Sept Sept
2007 2007 2007 2007
Boulder,CO Jan 2008 Jan 2008 Jan 2008 Jan 2008
Windsor,CO Aug Aug Aug 2004 Aug
2004 2004 2004
Longmont,CO Sept Sept Sept Sept
2007 2007 2007 2007
Greeley,CO Jan 2008 Jan 2008 Jan 2008 Jan 2008
Colorado Springs,CO Jan 2004 Jan 2004 Jan 2004
Cheyenne,WY Jan 2005 Jan 2005 Jan 2005 Jan 2005
Provo,UT Dec 2007 Dec 2007 Dec 2007 Dec 2007
Columbia,MO Jan 2007 Jan 2007 Jan 2007 Jan 2007
Lubbock,TX Dec 2005 Dec 2005 Dec 2005 Dec 2005
Y
H
H
Key: UBC Uniform Building Code; IBC International Building Code; IRC International Residential Code; IMC International Mechanical Code; IFGC International Fuel-
Gas Code;IPC International Plumbing Code;IECC International Energy Conservation Code
Crf
z
H
How does our proposed building code(2006 IBC w/amendments) compare to other cities in the region/state—comparable, more restrictive,less
restrictive? (Fort Collins data in italics)
1. City of Fort Collins—Current: 1997 UBC with amendments.
Fort Collins currently has 60+amendments—many of which are unique to our community, i.e., those that address fire containment, accessibility, roofing,
and foundation requirements exceed the UBC.
2. City of Fort Collins—New proposed 2006 IBC with amendments.
The City has 60+amendments proposed to the 2006 IBC. This new code will be more restrictive for fire-sprinkler systems, radon, and energy. However,
this code will be more flexible by allowing increased size and height of most buildings with use of sprinkler systems. Many of the proposed amendments
come from the 2007 IBC Supplement, and are in line to be included in the 2009IBC.
3. Larimer County: 2006 IBC with amendments.
The County has a large number of amendments,mostly administrative designating authority/climate/design standards such as wind and snow load.
Substantive changes to the model code are minimal. Latimer County adopted the 2006 IBC without benefit of the 2007 Supplement,which does not
require wheelchair"area of refuge"in buildings that are protected with fire-sprinkler systems.
Fort Collins new code will be more restrictive in radon &egress. In addition, the City proposed to adopt the correction in the 2007 Supplement, by local
amendment, that states for buildings with sprinkler systems, a wheelchair "area of refuge"is not required.. Fire containment is the same in both city&
county.
4. City of Loveland: 2006 IBC with amendments.
Loveland amendments are mostly administrative designating authority/climate/design standards with minimal changes to the substance. Loveland County
adopted the 2006 IBC without benefit of the 2007 Supplement, which does not require wheelchair"area of refuge"in buildings protected with fire-
sprinkler systems.
Fort Collins new code will be slightly more restrictive injure containment and radon, but less restrictive in new provisions updated in the
2007Supplement, such as: egress areas of refuge from fire or smoke and in number of required accessible entrances.
5. City of Boulder: 2006 IBC w/amendments(effective Jan 2, 2008).
Boulder amendments are mostly administrative designating authority/climate/design standards with minimal changes to the code body.
Fort Collins new code will be slightly more restrictive in fire containment and radon, but less restrictive in new provisions updated in the
2007Supplement, such as: egress areas of refuge from fire or smoke and in number of required accessible entrances.
6. City of Windsor: 2003 HIC,No amendments.
Fort Collins new code will be more restrictive in fire containment, radon, &energy.
7. City of Longmont: 2006 IBC w/amendments.
2
Longmont has approximately 18 pages of amendments, some of which match the 2007 supplement and Fort Collin's code and local amendments, i.e.,
limiting fire-containment areas to 5,000 square feet.
Fort Collins new code will be very similar to Longmont.
8. City of Greeley: 2003 1BC,No amendments.
Fort Collins new code will be more restrictive in fire containment, radon, &energy.
9. City of Colorado Springs: 2003 IBC w/amendments.
Colorado Springs has 4 pages of amendments with minimal changes. Sprinkler system for small multi-family dwelling buildings was deleted.
Fort Collins new code will be more restrictive in fire containment, radon, and energy.
10. City Cheyenne,WY: 2003 IBC w/amendments.
Cheyenne has few amendments.They have deleted all energy codes entirely.
Fort Collins new code will be more restrictive in fire containment, radon, and energy.
11. City of Provo, Utah: 2003 IBC,No amendments.
Fort Collins new code will be more restrictive in fire containment, radon, &energy.
12. City of Columbia,Missouri: 2006 IBC,No amendments.
Fort Collins new code will be more restrictive in fire containment&radon.
13. City of Lubbock,Texas: 20031BC,with amendments.
Lubbock has approximately 10 pages of amendments, including less restrictive foundation requirements and deleting all accessibility requirements.
Fort Collins new code will be more restrictive in foundation, accessibility,fire containment, radon, &energy requirements.
Method/Source: Staff contacted neighboring jurisdictions for their code adoption data. For data on nationwide jurisdictions,staff utilized the database from International Code
Council web site: htto://www.iccsafe.orL,/government/adoption,randomly selecting cities similar to Fort Collins in population-100,000 to 200,000—and college towns.
Using this resource,staff researched further the jurisdictions amendments from the individual web sites.
3
ATTACHMENT# 4
2006International Building Code (2006 IBC) Proposed Adoption
Contractor Survey
Staff randomly selected general contractors, licensed by the City, that build new multi-
family, commercial and industrial construction, for feedback on the City's building codes
and related services. The selected contractors are also familiar with jurisdictions along
the Front Range and were asked to rate:
• their experience with City building codes and related services
• the City's building codes and related services to other jurisdictions
uestions:
A. Rate Fort Collins' building codes and amendments against other jurisdictions (1
to 10, 10 being outstanding).
B. Rate Fort Collins' building code services against other jurisdictions (1 to 10, 10
being outstanding).
Results:
30 general contractors contacted by phone.
21 responded-70 % respondent rate
The scores were averaged-8.0 for question #1
8.4 for question #2
CONTRACTOR COMMENTS
The selected contractors were asked to comment candidly on the following, their
responses below in italics:
A. Comment on Fort Collins' building codes and amendments, noting if they are
comparable, more flexible or more rigorous to other jurisdictions.
B. Comment on Fort Collins' building code services, and relate to services in other
jurisdictions.
1. Like 2006IBC-more flexibility; easier than UBC. Fort Collins'development
process is cumbersome &slow compared to others. Permit process is good.
Service has improved in last S years; more helpful in getting through the process.
2. Codes and amendments are comparable with other jurisdictions; service is pretty
good. Plan review takes too long, e.g. gets through in 2 weeks in Loveland; 3-4
weeks here.
3. Codes and amendments are a pain; too costly, more difficult to get through; not
much profit. Service just OK; inspectors are not respectful.
1
4. Very pleased with improvements in our process; gotten much easier. Permit
process relatively easy; Windsor is the worst. High level of service. Keep it up.
5. Codes and amendments not much different from other cities; liked amendment on
wind speed/loading. Service (planning& review)grueling; needs to be
revamped. Prefer not to build in Fort Collins. Do we really want to make
changes? Bad experience with plan reviewer; charged additional money at time
of Certificate of Occupancy. Take enough time to get it right and take
responsibility for it.
6. Service is excellent; no problems with codes and amendments; appreciates
coordination and higher level of service than other cities.
7. No problem with codes and amendments; easy if you know what's expected.
Good service.
8. Streamlined process for commercial tenant interior finish jobs; timely reviews;
doesn't have to deal with planning. Energy code is "goofy"only city with that
code. It adds burden to permits and design. Can the benefits be shown?
9. Codes and permits are more restrictive than others but not prohibitive. Leading
the pack on amendments. Fees are almost prohibitive; used to build more in Fort
Collins but has moved to Windsor/Greeley/Loveland; too many mystery fees.
Service is excellent. Solid staff(Mike is hero).
10. Process easier than Loveland and Steamboat. Good service/good rapport.
11. Positive feedback on department and staff- very helpful. Process is sometimes too
slow, especially for small jobs. Service is very good; has good relationship with
city staff. One thing he especially likes in Boulder is an immediate review at the
counter of plans and explanation of what else may be needed.
12. High marks compared with other jurisdictions. Good customer service. Plan
review can drag; would like to see it streamlined. Fort Collins has been slow
with 2006IBC; he likes working with it.
13. Everything works well. Good customer service; very helpful and service oriented.
Permit process can be too long: 4-6 weeks in Fort Collins; 2-3 weeks in Windsor.
14. Works with jurisdictions all over the country, and Fort Collins is the most
efficient. Very good, well trained customer service staff. Admire the work Fort
Collins does.
15. Proud to work in Fort Collins. Building department works well with them to
provide good service. Good inspectors. Too many politics in other cities.
16. Fort Collins'permit process has too many "hoops to jump through, "especially
compared to Loveland. Customer service is very good.
17. Process is pretty smooth and straightforward, but too long. Fort Collins'staff is
wonderful and helpful.
2
CONTRACTORSSURVEYED
1/4/08
Key: General Contractor License categories related to new multi-family, commercial,
industrial buildings: A — unlimited; B — up to 5 stories; Cl- up to 2 stories or 10, 500
square feet; C2 —multi-family up to 2 stories.
Respondents are noted in bold.
Abbeo Builders 970-226-4663 Dave Anastasio B
Bellisimo Inc. 970-229-5900 Gino Campana C2
Bret Larimer LTD 970-226-2046 Bret Larimer C2
Clark Construction 970-667-0674 David Clark B
Coe Construction 970-663-7636 Greg Meisinger B
Cottier Construction 970-221-4621 Pete Cottier A
Dechairo Construction 970-482-1862 Roger Dechairo B
Dohn Construction 970-490-1855 Doug Dohn B
Drahota Construction 970-204-0100 Terry Drahota B
Fisbeck/Sheel 970-339-4525 Bill Sheel B
Hartford Construction 970-674-1109 Charlie Atwood B
Heath Construction 970-221-4195 Robert Heath A
Hoar Construction 407-448-6888 Joe Johnson A
Hoff Construction 970-669-3255 Gregory Hoff B
King Contracting 970-669-3077 Randy King B
Lindholm Builders 970-482-6725 Dale Lindholm B
National Inspection Serv. 970-482-1976 Bill Warren B
Neenan Company 970-493-6262 David Neenan A
Nordic Construction 970-226-2266 Randy King B
Professional Construct. 970-493-6262 John Giuliano B
Rincon Development 970482-4800 Mike Blank B
Roche Construction 970-356-3611 Carlin Nafziger B
Sierra Builders 970-612-0100 Dennis Meyer B
Sinnett Builders 970-493-1770 Dennis Sinnett A
Starwood CM 970-490-1813 Sandy Wilson C1
University Designers 970-416-6966 Mark Thorburn B
Wyatt Construction 303-449-1255 David Wyatt B
Young Construction 303-477-9073 Joseph Young- Inactive
Zakco 970-663-5488 Robert Huffsmith B
ZTI Construction 970-372-5011 Ed Zdenek Cl
3
ATTACHMENT # 5
Construction Cost/Benefit Analysis
Proposed Code Changes
2006IBC
Proposed Fire Sprinkler Systems (multi-family dwellings 3 or more units)
• Actively prevents spread of fire
• Greater construction design flexibility, e. g., larger and taller wood-framed
structures are permitted with the use of fire-suppression systems instead of more
expensive steel, concrete and masonry building structural systems
• Less costly materials requiring less energy to manufacture
• Long-term insurance costs savings over the life of the building
• Cost saving of not installing the additional fire-restrictive construction v. fire-
suppression(sprinkler) systems, see below:
Cost Comparison
Fire-Resistive Construction (UBC) v. Fire-Suppression Systems (IBC)
Multi-Family Buildings
UBC Fire-Resistive Rated Cost/sq ft IBC Non-Fire-Rated Cost/sq it
Construction (1) Construction(2) w/Fire-Sprinkler
Systems
5/8 inch Fire Rated Wallboard $ 0.34 % inch Unrated Wallboard $ 0.31
Installation $ 1.00 Installation $ 1.00
Required Ceiling Channel $ 0.20
Installation $ 0.80 Fire-Suppression (installed) $ 1.50
Total $2.34 $ 2.81
Associated Fire Dampers (required) Unknown Fire-Dampers not required $ 0
(1) Fire-resistive construction includes: concrete, masonry, multiple layers ofgypsum wallboard(drywall), steel with sprayed
on fire protection covering
(2) Non-fire-rated construction includes conventional wood frame and/or exposed(unprotected)steel.
*Comparison using ceiling installation, there is no cost difference in rated v. unrated wall installation
2007 SUPPLEMENT
• No known significant cost increases
1
RADON REDUCTION SYSTEMS
Proposed Radon Reduction Systems (multi-family dwellings 3 or more units)
• Demonstrated to reduce indoor radon gas - a known carcinogen
• Small one-time cost per dwelling unit with significant health benefit over life of
unit
• Proposed required radon-reduction system (new multi-family dwelling, 3 or more
unit, only) will increase costs estimated as follows:
Cost analysis of Rn-Reduction System in one-story multi-family building"
Example: 4,000 sq. ft; 4 units @ 1,000 sq. ft+full basement
COMPONENT ESTIMATED COST—materials&labor
Sub-slab gravel gas collection medium $250-$300
Caulk basement slab joints and penetrations $1,400-$1,700
Gas vent pipe through roof $350-$600
Cost for entire building $2 000-$2,600
Cost per unit $500-$650
Estimated entire building costs:
$1001sq.ft offnished floor area + $121sq.ft.for unfinished basement($400,000 + $48,000 =$448,000).
Estimated added costs for radon reduction for entire building <$2,600 or<0.6% increase
**compared to current City code requirements for one-story "single family"with full basement and equivalent foot
print
2
2006 IECC
Proposed IECC update
• Increases building energy efficiency
• One-time costs offset by long-term energy savings and COZ reduction
• The proposed 2006IECC increases the R-value of wall and ceiling insulation
• Decrease in allowable lighting wattage will only increase cost if the designer
chooses more expensive low voltage fixtures in order to provide more light
• Installed insulation costs per square foot—see analysis below:
Cost analysis
Current Energy Code v. 206IECC12004ASHRAE
(installed insulation costs er s are oot
Insulation requirements Current $/s .ft. IECC u$/s .ft. ASHRAE 1 $/s .ft.
Roof insulation continuous R-18 $3.00 R-20 $3.00 R-15 $2.25
(a specialty blanket insulation used in
metal buildings)
Roof insulationattic/batt R-18 $0.61 R-30 $1.10 R-30 $1.10
Wood wall insulation R-8 $0.34 R-13 $0.52 R-13 $0.52
Metal wall insulation* R-8 $0.34 R-13+ $0.52+ R-13 + $0.52+
R-3.8** R-3.8**
Framed floor insulation R-19 $0.57 R-19 $0.57+ R-30 $0.88
Foundation insulation(cont.) R-10 none none
(1)ASHRAE—American Society for Heating,Refrigeration,Air-conditioning Engineers develop energy
conservation and performance industry standards for heating,cooling and ventilation equipment
*Cost is materials and labor
**additional insulation required over metal wall systems
3
ATTACHMENT # 6
2006 International Building Code (2006 IBC), 2007 SUPPLEMENT,
2006 IECC & Radon-Reduction Systems
IBC Code Review Committee Summary
IBC Code Review Committee Recommendations
Overall, the committee members are impressed with and have approved by unanimous
vote, the 2006 IBC and local amendment package being proposed. The committee
members agree with and support the IBC philosophy of suppressing a fire event through
P P P PP g
the installation of fire suppression systems, rather than containing a fire through
expensive and cumbersome fire-resistive construction.
The proposed 2006 IBC with proposed amendments would replace the 1997 Uniform
Building Code now in use. The 2006 IBC will provide the City of Fort Collins with the
most up-to-date, nationally recognized commercial building code. The next update is
slated to come out in 2009, which the City will review and consider for adoption in 2010.
Committee Review Summary
20067BC
In October of 2006 a committee consisting of local contractors, developers, engineers,
architects, and building and fire officials began the process of reviewing and
recommending to Council for adoption of the 2006 International Building Code (2006
IBC) including the 2007 Supplement to the 2006 IBC. The 2006 IBC is the most recent
edition of the national standard regulating construction of all buildings not classified as
single-family, duplex or townhome dwellings.
The committee compared and discussed in depth, the City's 61 amendments to the
currently adopted commercial building code, the 1997 Uniform Building Code (1997
UBQ. The committee members determined that 24 local changes to the 1997 UBC were
no longer needed as each of the 24 issues is addressed in the 2006 IBC.
2007 SUPPLEMENT
Late 2007, the committee reviewed the 2007 Supplement which contains corrections and
deletions to the 2006 IBC intended to be incorporated into the next upcoming code
edition-2009 International Building Code. Approximately 28 supplement code sections
were discussed and found to be important enough to add to the 2006 IBC as local
amendments. They recommended adoption of 2006 IBC.
2006 IECC& 2007 SUPPLEMENT
The committee's work included reviewing the 2006 International Energy Conservation
Code (2006 IECC). The 2006 IECC is the most up-to-date edition of the nationally
recognized model code. It establishes minimum energy-efficiency standards for the
construction of all new buildings and additions EXCEPT for buildings classified as
single-family, duplex and townhome dwellings. The 2006 IECC would replace the "Fort
Collins Non-Residential Energy Code" adopted in mid-1998.
The committee members found that the 2006 IECC is more restrictive than the City's
current energy code regulating commercial buildings. The new code mandates less total
lighting wattage, and increases minimum insulation R-values in walls and ceiling
1
assemblies. The committee members determined that, although the 2006 IECC is more
restrictive than current code, incorporating energy conservation standards into new
commercial construction is of utmost importance to the community. Therefore, they
recommended adoption.
Staff reviewed the 2007 Supplement to the 2006 International Energy Conservation
Code. We found that the Supplement contains mostly minor edits and corrections;
however, staff recommends two provisions that allow more flexibility in reducing
moisture transmission.
Fort Collins Utilities staff is currently reviewing the 2006IECC comparing it to the most
current edition of ASHRAE (American Society of Heating, Refrigeration, and Air-
Conditioning Engineers) STANDARD 90.1-2004 "Energy Standard for Buildings Except
Low-rise Residential Buildings". This is the standard now used for the City's "Integrated
Design Assistance Program". The very latest update of the ASHRAE standard (90.1-
2007) is nearing completion. Staff recommends reviewing and incorporating the new
standard into the 2006IECC at a later date with a separate adoption ordinance.
RADON-REDUCTION SYSTEMS
Additionally, the review committee members discussed the viability of including a local
amendment for required radon-reduction systems in all new multi-family buildings. The
committee members determined that the radon installation standards, developed for use in
single-family dwellings and currently required in new homes, is entirely applicable for
systems in multi-family buildings. They believe that exposure to radon gas is in fact a
health risk and that the cost of installing a radon-reduction system in a multi-family
building would be insignificant to the over-all cost of the project compared to the health
benefit. Inspections of the radon system installation would be performed by City building
inspectors during standard inspections.
IBC Code Committee members include:
Felix Lee City of Fort Collins
Mike Gebo City of Fort Collins
Russ Hovland City of Fort Collins
Rick Lee City of Fort Collins
Kevin Wilson Fire Marshal PFA
Holger Durre Fire Inspector PFA
Stan Griep Larimer County Building Department
Mike Smilie Building Review Board Chairman
Terry Heyne Contractor, Custom On-Site Builders
Chris Wesche Contractor, Neenan Co.
Doug Dohn Contractor, Dohn Construction
Mike Campana Contractor, Bellisimo Construction
Don Pratt Architect
Bud Frick Architect
David Kress Architect
Gary Dennison Architect
Shaun Moscrip Architect
2
ATTACHMENT 7
111 NOM M CAMAL SILT SWE SM WCAOO.L000W-I 70
TEU0112J890. M Wq GM-4W4 FAX:019]030-=7
May 11,2007 tali
Mr.Darin Attebeny
RAY
City Manager
Ft Collins
300 Laporte Avenue
Ft Collins,CO, 80522
Re: Notification of Publication of BCEGS Classification
Dear City Manager
This is to advise you that due to the lack of documentation of improvements requested by
5/3/2007,ISO will implement the Building Code Effectiveness Grading Schedule(BCEGS)
classification for the Ft Collins as a Class 4 for 1&2 family residential property and a Class 9 for
commercial and industrial property.The revised BCEGS classification will apply to new
buildings receiving a Certificate of Occupancy during or after the year 2006.
ISO reviews a community's BCEGS classification approximately every five years. If a
community significantly changes its building code adoption and/or enforcement program within
that time period and ISO is made aware of this,a reevaluation will be scheduled.
Thank you once again for your cooperation in this important project Please feel free to
contact ISO for more information about the BCEGS program or to request a reevaluation.
Sincerely,
ve oszq"
BCEGS Department
(800)930-1677 EXT.6208
cc:
Mr. Felix Lee
Building Official
Ft Collins
F.O.Box 580
Ft Collins,CO, 80522
J
ATTACHMENT# 8
2006IBC, 2006IECC& 2007 Supplement
Significant changes/improvements to the 2006International Building Code
GENERAL
2006 IBC
1. "Occupancy" (the classification assigned to how a building or space within is
used) determined by not only numbers of people in conjunction with their
activities, providing more clarity and consistency for assigning the most
appropriate "Occupancy".
2. New IBC "Residential" occupancy classifications differentiate between transient
lodging, such as hotels and motels, versus non-transient or permanent housing,
such as condos and apartments. The UBC does not.
2007 SUPPLEMENT
1. Definition of STORY ABOVE GRADE PLANE clearer to understand when
determining the number of stories in a building.
2. New section titled "Residence/Work Units which establishes standards for the
"home-occupation" type businesses, including construction and exiting systems.
3. Revised sections that clarify how to determine a buildings number of stories and
allowable area.
4. Clear definitions of"primary" and "secondary" structural members, not defined in
the IBC.
5. Revised table which clarifies the requirements of wall and window fire ratings
based on location of the wall to the property line.
6. New sections which specify requirements for roof drains and overflows not in the
IBC.
7. New section which identifies that a"Roof Garden" shall be designed as a roof and
comply with the structural requirements of the code.
8. Revised sections that provide distinctions between "fire-retardant-treated wood"
and "preservative-treated wood" and the types of fasteners allowed to be used for
each.
9. Revised section that regulates communication towers.
1
LOCAL AMENDMENTS
1. 100 mile per hour design wind speed for buildings.
2. Wind resistant roofing.
FIRE/LIFE-SAFETY IMPROVEMENTS
2006 IBC
1. Residential balcony guard rails are required to be 42 inches in height, an increase
from the 36 inches allowed in the UBC.
2. Except for dwelling units, handrails are required on both sides of stairways,
regardless of stairway width. UBC allows one hand rail for stairs less than 44
inches wide in most cases.
3. Emergency lighting required in all occupancies when 2 exits are required. UBC
triggered in rooms or areas designed for 100 or more people.
4. IBC requires fire-suppression (sprinkler) systems in all multi-family residential
buildings containing 3 or more dwelling units.
5. IBC offers more advantageous use of fire-suppression (sprinkler) systems than
UBC, resulting in multiple benefits:
a. Improved life-safety with greater design flexibility in use of floor space
and building height while using less resource-intensive and less expensive
materials.
b. Smaller footprint with increased building height using the same materials
allowed for lower buildings prescribed under the UBC.
c. More trade-offs, eliminating need for additional fire-rated construction in
some interior and exterior walls and corridors of most buildings, saving
construction costs and conserving resources by eliminating fire-rated
doors, wall systems, light fixtures, HVAC dampers, etc.
d. Reduced minimum distance required between the exits from the second
floor, allowing greater flexibility and more efficient space-planning.
2007 SUPPLEMENT
1. New section which identifies installation requirements for "Sprayed Fire-
Resistant Materials".
2. New sections detailingbuilding components which area roved as "Fireblockin
g P PP g
Materials" including required locations of fire and smoke dampers, which are
intended to resist the passage of fire and smoke.
3. Clearance minimums and physical protection requirements around fire department
connection locations.
2
4. New section covering installation requirements of fire pumps.
5. New section requiring"Emergency Responder Safety Features" for buildings over
75 feet tall.
6. Revised sections that clarify that a wheelchair "area of refuge" (to escape from
fire and smoke) space is not required for stairways and elevators in buildings
equipped with approved fire-suppression systems.
7. Revised sections which improve the use of exiting systems components including
electromagnetically locked egress doors and stair handrail shapes and dimensions.
8. Revised sections that clarify exiting requirements from hospital patient rooms.
9. New section for buildings over 75 feet tall that specifies exiting system
components, construction, identification and illumination.
LOCAL AMENDMENTS
1. An entire building fire-sprinkler system is required for most new buildings
containing more than 5,000 square feet unless divided into fire containment areas.
2. Class A roofing required on all new buildings and re-roofing
ACCESSIBILITY IMPROVEMENTS
2006 IBC
1. Buildings which are not provided with fire-suppression systems are required to
have on upper floors, "areas of refuge" protecting wheelchair users in a smoke-
and-fire safe space until emergency personnel arrive.
2. New requirements that emergency exits must be wheelchair, specifying
dimensions, location, and fire-smoke protection. The UBC, which regulates
accessible exiting as well.
3. The IBC specifies required accessible elements be designed in accordance with
the latest edition of the national standard (ICC/ANSI A117.1 Accessible and
Usable Buildings and Facilities, 2003 Edition). We are under the 1998 Edition as
referenced by the UBC.
2007 SUPPLEMENT
1. New section which specifies the required accessible components of a courtroom
including the jury box, gallery seating, employee work stations, counsel work
stations including lectern and a required "Assistive Listening System".
3
LOCAL AMENDMENTS
1. Go beyond federal and state minimums. Require proportional number of
accessible dwelling units in multi-family buildings to have same functional
features as non-accessible units. e.g., number of bedrooms, carports, garages,
patios, laundry facilities.
2. In order for Building Review Board to grant variances to accessibility standards
the Commission on Disability must be notified and appellant must demonstrate
unique circumstances or hardship.
ENERGY
2006 IBC
1. The IBC references the latest edition of the national standard (Energy Standard
for Buildings Except Low-rise Residential Buildings ANSIIASHRAEIIESNA
90.1, 204 Edition) v. the 193 version referenced by the UBC.
2006 IECC
The proposed 2006 International Energy Conservation Code (2006 IECC) would
improve the energy efficiency of buildings regulated by the currently adopted "Fort
Collins Energy Code for Commercial, Industrial and High-Rise Residential Buildings"by
requiring the following:
1. Increasing exterior wall insulation from R-8 to R-13.
2. Increasing roof insulation from R-18 to R-20.
3. Specifying that window glazing meet a U Value of .55 minimum versus the
current wall to window ratio formula.
4. Increasing mechanical ductwork insulation from R-6.5 to R-8 when the ductwork
is located in an exterior wall.
5. Decreasing the lighting allowance in watts per square foot, for many uses such as
dining, office, church and retail spaces.
6. Retain current provision for foundation insulation which has been deleted from
2006 IECC
2007 SUPPLEMENT
1. "Moisture forgiving wall systems" — adding more flexibility using materials
effective in inhibiting moisture, including weather barriers ("Tyvek") and use of
latex paint on interior walls.
4
LOCAL AMENDMENTS
1. Potentially including new ASHRAE 90.1-2007 that will require improved
lighting efficiency, building envelope energy efficiency, and mechanical system
efficiency significantly above the 2006IECC.
2. Retain current amendment to include foundation insulation which has been
deleted from 2006IECC
5
ATTACHMENT
Planning, Development&Transportation
City Planning Sc Community Development fcgov.com/cityplanning
NOTE: These minutes were approved at the July 12, 2007, meeting.
City of Fort Collins
CITY OF FORT COLLINS
AFFORDABLE HOUSING BOARD
MEETING MINUTES
281 N.College Ave.
Fort Collins,Colorado
May 3,2007
Denise Rogers,Chair
Ken Waldo,Staff Liaison,970-221-6753
City Council Liaison: Lisa Poppew
Board Members Present: Denise Rogers,Jon Fairchild,Dan Byers,Jason Oldham,Robert Sullivan,and Ashley
Monahan.
Board Members Absent: None
Advance Planning Staff Present: Ken Waido
Council Members Present: None
Board Vice-Chair Jon Fairchild called the meeting to order with a quorum present at 4:03 p.m.
Open Public Discussion
None.
Staff noted an additional item for the agenda,a presentation on the Mason Corridor Project.
Approval of the Minutes of the April 5.2007 Meeting
Robert Sullivan moved that the minutes of the April 5,2007,meeting be approved. Jason Oldham seconded the
motion. The motion passed unanimously 5-0(Denise Rogers arrived later in the meeting).
Mason Corridor Project—Dave Averill Transportation Planning,and Anne Aspen Development Center
Dave Averill gave a Powerpoint presentation on the Mason Corridor Project noting the transportation corridor must
be supported by sound land use planning. Staff has been working to assure the Land Use Code is in sync with the
Transportation Oriented Design(TOD)needs of the corridor. Mixed use,both horizontal and vertical, is being
encouraged. A zoning overlay district granting development incentives includes reduced parking requirements and
increased height for affordable housing developments.
The presentation covered many technical details of the bus rapid transit corridor,wto be funded funding from the
federal and local sources.
2006 International Building Code—Mike Gebo Building Services Manager Neighborhood&Building Services
Department
Mike Gebo,Building Services Manager,attended the meeting to discuss and answer questions on the proposed new
building code,the 2006 International Building Code(IBC). The 2006 IBC is the commercial building code
regulating all construction,except for single family,duplex,and townhome dwelling units. Thus,all multi-family
projects will fall under the 2006 IBC and since most affordable housing projects are multi-family projects the code
will apply to affordable units. The City is expected to adopt the 2006 IBC this summer.
281 North College Avenue • PO Box 580 • Fort Collins,CO 80522-0580 • 970-221-6376
Fax 970-224-6111 • TDD 970-224-6002 9 cityplanningC&fcgov.com
May 3,2007,Affordable Housing Board Meeting Minutes—pg.2
His Powerpoint presentation covered the major differences between the current code and proposed code
highlighting,noting where increased costs could be found,and the change in philosophy from passive fire resistance
("containment")to active fire suppression("put it out").
1997 Uniform Building Code 2006International Building Code
Allowable area and increases based on sprinklers Basic allowable areas per table are larger to start,
systems,but not height and area. increases in height and area for sprinklers.
Area increase based on yards open per 2,3 or 4 Area increase determined by calculation and based
sides open. on percentage of perimeter open.
Occupancy separations required between Non-separated Occupancies allowed provided the
incompatible occupancies. building construction type,area and height are used
based on the most restrictive occupancy.
No special area and height increases for apartment Provides for increases in height and area of
buildings. apartment buildings under special construction
requirements.
Exterior wall fire rating based on distance to Exterior wall rating based on occupancy,highest
property line,determined by construction type and rating is 3 hours,with a 30 foot distance criteria.
occupancy,has a 4 hour rated wall and criteria at 20
feet and 40 feet.
Fire suppressions systems required in multi-family Fire suppressions systems required in all multi-
buildings under certain criteria. family.Tri-plex and larger.
Egress windows required in sleeping rooms below Other than single-family dwellings,Egress windows
4th floor and basements. not required in fire-sprinkled buildings. (Review
committee agreed to amend this and proposes
requiring egress windows in all sleeping rooms
below the 4th floor).
In responses to questions Mike noted that wood framing was allowed up to 4 stories,instead of steel,a cost savings
and noted that manu buildings are already
Development Impact Fee Freeze for Affordable Housing Projects
The Board had a long discussion as to whether or not to pursue this issue. Staff explained what an impact"freeze"
would actually mean,i.e.,other funds would need to be found to cover any gaps in the differences between current
and future impact fee levels. It was agreed that if the issue were going to be pursued,that a solution should also be
offered to the Council. The Board asked staff to research some data(affordable housing funding levels and impact
fee increases for the last 10 years)that could be used for justification in a position to be taken by the Board. The
bottom line would be to place the Board in a position to advocate for additional funding for affordable housing
purposes. Given the current policy focus of the Council,any recommendation should be connected to the issue of
economic development.
Periodic Review Process
The Board delayed discussion of this item until the May meeting where it will be discussed.Chair Denise Rogers
requested Board members come prepared to answer the questions of the questionnaire that is due to the City Clerk
by July 9 in time for the Council Work Session on July 24.T11is item will continue to appear on the Board's agenda
until the questionnaire is completed. "
Liaison Reports
•
None.
Other Business
None.
COMMISSION ON DISABILITY MINUTES
edited with corrections and approved 9/13/07
Thursday, June 14, 2007
Fort Collins City Hall
Council Information Center : 12 : 15 p.m.
Present : Beverly Hageseth, Susan Williams, Steve
Rierson, Janie Bondhus Black, Mary Elizabeth Lenahan,
Rob Gerk, Amber (sign interpreter) , Bruce Bryne (City
Liaison) , Vivien Armendariz, Terry Schlichting.
Guests : Felix Lee, Fort Collins Neighborhood and
Building Services and Michael Gebo, Building Codes
Services Manager for the City of Fort Collins
Minutes from the May meeting were not available and
will be reviewed and approved at the July meeting .
GUEST PRESENTATION:
Fort Collins Neighborhood and Building Services is
in the process of reviewing the 2006 International
Building Code to replace the 1997 Uniform Building Code
currently in use . Mr. Gebo (Mike) supplied the
commissioners an outline of his presentation (copy
included) .
Mike addressed the changes that are recommended
for all new and re-modeled buildings that are larger
than two-family and single family dwellings ( for
example, three-plexes and larger multi-family dwellings
and all commercial buildings) . Building Services has
been reviewing the code changes for the past year to
replace the 1997 code for commercial and multi-family
dwellings . Accessibility in 1997 dealt with entrances;
in the current code accessibility also addresses
emergency evacuations (Section 10 . 07) and how persons
in wheelchairs will be served in an emergency.
The number of exits per building will be
determined by occupant load: i . e . if serving greater
than 50 people, two exits are required and "all need to
be accessible from an accessible route" and have access
to a public right of way. For example, with two exits,
the first should have no step and the second ideally
would have no step, but have "an area of assisted
rescue to an outside area" . This would be a smoke-
detected area of safety with 1 space for a person in a
wheel-chair per 200 people . The fire department could
then rescue those in need from this area of safety.
Also, one elevator in five-story buildings is required
to be fully accessible with and area of refuge and
emergency stand-by power. Stairways also will be
accessible by being 48 inches wide to allow rescuers to
carry a person and/or person in a wheelchair out
safely . Requirements also include flashing lights,
braille, and sounds to offer directions to safety
areas . These areas of safety will have two-way
communication. Platform lifts will now be part of an
accessible route . All requirements prior to the new
regulations will still be in effect . These changes
should only incur a reasonable cost increase .
More buildings will have fire-sprinkled systems .
All new buildings, additions, and remodels will be
impacted when the new code is implemented January 1,
2008 . Mr. Gebo would like the Commission on Disability
to review the code and changes and make a statement
reflecting our comments, additions, support, and/or
recommendations by August, 2007 . He is willing to
return should we have questions or clarifications . The
code approval will go before City Council in November.
The Commissioners thanked Mr. Gebo and Mr. Lee for
attending the meeting.
Action : Commission on Disability will review the
building code prior to the July meeting, at which we
will discuss and create a statement . Those
commissioners who cannot attend the July meeting,
i
please send your comments and questions via e-mail
before July 10`h to be incorporated in the discussion
on July 12"'. The commission moved to draft a letter
for Mr . Gebo and Mr . Lee at the July meeting and all
were in favor.
NEW BUSINESS:
Steve and Susan will be exiting from the
mmission on Disability in December. Nominations for
t executive committee could be made in August . Only
th e who have served for one year are eligible and
only Terry meets that criteria unless we change the by-
laws . Terry has indicated that he is available to
chair. Schedule for elections : August = nominations;
October elections; January = new executive committee
takes offi
SUB-CCbMITTEE PORTS:
Community-Acces Advisory Sub-Committee shared a DVD
"Ten Small Busine Mistakes", produced by the Access
Video Fund under a rant from the U. S . Department of
Justice .
In summary, the DVD inted out that over 50, 000, 000
people in the U. S . have isabilities and half of
people over 65 have disabi ' ties . These citizens
annually spend $175 billion ollars on discretionary
spending . Businesses have ma some of these mistakes :
1 . Thinking that there are "no eople with disabilities
to serve in the area" .
2 . Assuming their property has be "grandfathered" and
is exempt from the law. Businesses re not exempt .
3 . Simply having "a new building" is ough .
Businesses need to look at their co unication with
patrons, keeping aisles cleared, and perating
policies for serving persons with disa ilities .
4 . Complying is "not affordable" . Busines s should
remove barriers that are readily achieva e over
time; there are tax credits & deductions vailable .
5 . Using the excuse that the "landlord says "
COMMISSION ON DISABILITY
September 13, 2007 minutes
attorney .
. M. ` BUILDINGCODE: letter to Mike Gebo supporting the
changes to the building code was approved . Susan moved
and Mary Elizabeth seconded.
TIPLE CHEMICAL SENSITIVITY: one comment that
in ormation should be provided "in advance" for chemical
sp ying was the only edit . Susan moved and Vivian
sec ded and the letter was approved.
SPECI NEEDS EMERGENCY PREPAREDNESS
Sus a anticipates the form and process will be up and
running n November, 2007 . Vivian will do data entry at
home, pos ' bly with pay and within certain times .
Questionna e has been finalized from the Douglas County
form and is own to two pages . The process for deciding
who gets CD' with information and who needs services is
ongoing . Pets re still a question . Susan will bring
the form to the ext Commission meeting .
NEW BUSINESS :
To familiarize rselves with what materials are
stored at Operation rvices, Vivian and Steve will meet
at 117 North Mason to through boxes on Thursday,
September 20th at 12 : 00 .
SUB-COMMITTEE REPORTS :
MAYOR' S AWARDS 2007 : Mary lizabeth noted that the
sub-committee meets September 2 h 12 : 15 to determine the
winners and to discuss food for t Award ceremony.
Susan suggested buffet-style food ther than
sandwiches .
Mayor' s Award press release has b n sent out .
Nominations forms will be mailed and in ormation is on
the web-site . The Mayor' s proclamation out Disability
Awareness and Disability Employment Month ' s scheduled
for the Council meeting on October 2nd. Awa s will be
determined on September 27th, RSVP' s back by tober 5th,
and the Ceremony is scheduled for Tuesday Octo er 16th
11 : 30 to 1 : 00 in the Council Meeting Room. May
,. Planning, Development and Transportation Services
Planning& Zoning
City of
August 11, 2007
Mike Gebo
Building Codes/Inspection Administrator
RE: Recommendation to City Council to Adopt the 2006 International Building Code
Thank you for the presentation to the Planning &Zoning Board at their work session on August
10, 2007. Because minutes are not taken at Board work sessions, I wanted to let you know the
Board appreciated the brief overview of the 20061nternational Building Code(IBC)and the
2007 Supplement to the 2006/BC and supports their adoption—providing Fort Collins with the
latest national standard model building cod for commercial and multi-family projects.
Cameron Gloss.
Planning &Zoning Director
281 North College Avenue—P.O.Box 580—Fort Collins,CO 80522-0580—(970)221-6750—FAX(970)224-6134
ATTACHMENT 10
Planning, Development and Transportation Services
Neighborhood and Building Services
City of Fort Collins
January 16, 2008
Open Public Informational Meeting
January 9, 2008
215 Community Room
Reference:
• 2006 International Building Code (IBC)
• 2006 International Energy Conservation Code (IECC)
• Proposed amendments
Neighborhood and Building Services hosted an open public meeting on January 9 for the purpose of introducing
and soliciting feedback on the proposed for adoption 2006 IBC and 2006 IECC. The meeting was attended by
approximately 30 individuals, mostly general contractors who are familiar with building codes.
The 2006 IBC and 2006 IECC including the supplements now being proposed for adoption were discussed.
Staff presented the audience with a complete timeline of the City's review of the proposed codes, starting in
2006 up through to the present. Staff outlined each significant change identified in the IBC and IECC and
reviewed the anticipated cost associated with each. Staff reviewed the proposed amendments and identified
which items might be considered controversial, particularly the requirement that multi-family buildings be
constructed with fire-suppression systems and the City's proposed amendment requiring radon reduction
systems in multi-family buildings.
Throughout the presentation, the audience asked mostly general questions about the codes being presented and
showed interest in the adoption and effective dates. At the conclusion of the presentation, the floor was opened
for a general discussion. Most comments about the codes were positive, especially in regards to a new buildings
design flexibility afforded by the new standards. Staff polled the audience for negative feedback and none was
received.
281 North College Avenue—P.O. Box 580— Fort Collins, CO 80522-0580
Building—(970)416-2740; FAX(970) 224-6134 Neighborhood-(970)224-6046; FAX(970)224-6050
2006 International Building Code (IBC),
2006 International Energy Conservation
Code (IECC) & local amendments
Fort Collins
City Council Work Session
January 22, 2008
Felix Lee - Neighborhood & Building Services Director
Mike Gebo — Building Code Services Manager
Paul Eckman , Deputy City Attorney
1
Subject for Discussion
Adoption of proposed 2006 IBC, 2006
IECC and local amendments, which
include provisions for radon - reduction
systems .
2
General Direction Sought
1 . Does Council want to adopt the 2006
IBC, including the proposed
recommended amendments ?
— If not
iexclude certain provisions or add
new ones ; or
retain current 1997 Uniform Building
Code (U6QO ?
3
General Direction Sought
2 . Does Council want to adopt
ordinances on First and Second Readings,
( 3/4/ 2008 & 3/ 18/ 2008 )
with effective date 8/ 1 / 2008 ?
4
Summary
Currently, construction of new
multi -family ( 3 or more units)
& commercial buildings are regulated
with 1997 UBC .
5
Summary
2006 IBC :
• Replaces 1997 Uniform Building Code
( U BC) .
• Is latest national building code for new
commercial , industrial & multi -family
buildings .
6
Summary
2006 IBC:
• Strategic shift to occupant / building safety
w/ early fire suppression ( sprinklers) .
• Adoption will re - establish favorable
commercial flood insurance rating by
Insurance Service Office ( ISO ) no later
than 8/ 1 /08 .
Summary
2006 IECCO
• Latest energy conservation standard for
commercial buildings .
• Replaces current energy code based on
1989 standard .
• More energy- conserving than UBC.
• Satisfies State of CO min . energy
conservation standards in 2008 .
8
Summary
2006 IECC:
• Requires less total wattage to reduce
energy consumption , i . e . , large retail .
• Requires increased R-values in walls &
ceilings .
• Reduces moisture through walls to inhibit
mold , improve air quality & building
durability .
9
Discussion & consideration
1 . Adopt 2006 IBC & pertinent 2007
Supplements ?
2 . Adopt the local amendment package
with radon - reduction systems for
multi -family?
3 . Adopt the 2006IECC ?
10
Overview — work to date
Council Work Session 4/ 24/ 07
• Staff presented overview of 2006IBC.
• Staff recommended :
Postpone until review 2007 Supplements,
2006IECCand standards for
radon - reduction systems in multi -family .
11
Overview — work to date
Council Directions :
• Consider radon - reduction systems .
• Compare City building codes .
• Survey to rate codes & services .
• Comments—codes & services .
• Cost analysis proposed codes .
• Phase - in for existing projects ?
• Additional public outreach .
12
Public Process
IBC Code Review Committee
• Poudre Fire Authority, Building Review
Board , Larimer County, Builders,
Architects, Engineers, City staff
• Reviewed and unanimously
recommended proposed code
revisions .
13
Boards and Commissions
Recommended by .
• Affordable Housing Board 5/3/07
• Commission on Disability 6/ 14/ 07
Upcoming .
• Electric Board 1/ 16/08
• Natural Resources Advisory Board 1 / 16/ 08
• Building Review Board 1 / 31 /08
• Air Quality Advisory Board 2/ 26/08
14
Public Process
General public meeting 1 /9/08
( 30—contractors & others)
General consensus to adopt proposed
codes and amendments .
15
Estimated Added
Construction Costs
• Fire - sprinkler systems in multi -family —
small or none ; sprinkler cost nearly same
as construction required by current
code with the added benefit of greater
occupant safety & insurance savings .
16
Estimated Added
Construction Costs
• Insulation cost increase (wall & roof)
approx :
Wall - $ 0 . 50 per square foot
Roof - $ 0 . 18 per square foot
Improves building energy efficiency and
long -term energy savings .
17
Estimated Added
Construction Costs
• Radon - reduction systems in multi -family
cost increase per dwelling unit $ 500 to
$ 700 .
• Reduces indoor radon gas—a known
carcinogen .
18
Timeline
■ First Reading 3/4/08
• Second Reading 3/ 18/08
• Proposed effective date 8/ 1 /08 :
1 . phase- in for projects between code
change ;
2 . re - establish favorable ISO commercial
flood insurance rating ;
3 . Staff/professional training ; and
4 . Update contractor license exams .
19
Staff Recommendation
• Adopt the code and amendments
within the timetable as proposed .
• Wide spread use by jurisdictions along
Front Range & nationwide .
• Most commercial projects in Fort Collins
over the past year have been designed
based on the 2O06IBC.
20
General Direction Sought
1 . Does Council want to adopt the 2006IBC,
including the proposed recommended
amendments ?
— If not :
jexclude certain provisions or add
new ones ; or
iretain current 1997 Uniform Building
Code (UBC)O ?
21
General Direction Sought
2 . Does Council concur with presenting the
adopting ordinance ( s) for consideration on
First and Second Readings, 3/4/ 08 &
3/ 18/08 , with effective date 8/ 1 / 08 ?
22