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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 04/24/2007 - ADOPTION OF THE 2006 INTERNATIONAL BUILDING CODE I DATE: April 24, 2007 WORK SESSION ITEM STAFF: Felix Lee FORT COLLINS CITY COUNCIL Mike Gebo 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 prepare to adopt the 2006IBC,including the most recent approved updates contained in the 2007 Supplement? 2. Should staff present an ordinance for Council's consideration in the Fall of 2007 with an effective date of January 1, 2008? BACKGROUND The 2006 International Building Code is the essential remaining volume of the primary International 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 many decades before merging into a single, unified building-code development body—the INTERNATIONAL CODE COUNCIL®— in the late 1990s. By now,most jurisdictions of any substantial size around the U.S. and in Colorado, including all major Front Range cities and counties have adopted the primary 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. hi anticipation of the eventual transition to the new I-Codes, many of these innovations were intentionally "built-into" the present 1997 UBC amendment package (adopted in mid-1998). Subsequently, with the adoption of the 2003 INTERNATIONAL RESIDENTIAL CODE® in mid- 2004, the first building code was expressly designed as a stand-alone document for all building April 24, 2007 Page 2 trades necessary for the complete construction of any new single-family dwelling, two-family dwelling or townhouse. Interestingly, the rest of the country is just now "catching-up" with Fort Collins. Several new provisions in the 2006 I-Codes accomplish some of the same objectives as those contained in the existing Fort Collins amendments to the UBC,IRC and companion-trades codes.This is especially evident with the new I-Codes' greater emphasis on "active" fire-containment and attendant improved structure/occupant safety through early-response fire-/smoke-suppression ("sprinkler") and detection systems. hi 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. $1.40 per square foot of floor area,respectively. According to PFA,most fire-related deaths nationally occur in homes. Additionally the savings in insurance premiums over the life of a building would be significant. Public Process In August 2006, staff recruited a committee to study and make recommendations believed to be important and specific to the City of Fort 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 several hundred ICC U.S. and international membership jurisdictions. In tandem,the two documents represent the cumulative precursor to the next completely republished editions of the codes, the 2009International Codes. 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 formal recommendations to Council concerning all proposed building and contractor regulations. No formal action was requested by staff or taken by the Board. April 24, 2007 Page 3 Recommendation and Additional Opportunities Through this summer, staff proposes to present the 2006 International Building Code, the 2006 International Energy Conservation Code, and the applicable revisions 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 hcalth/safety benefit to merit the necessary concurrent local amendments to the IBC. Staff proposes the following in the intervening period before presenting the adopting ordinances this Fall: 1. Consult with builders already installing radon systems in multi-family to share their experience about installing those systems—design, costs, 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 buildingcode of January1,2008. 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 changes going from the 1997 Uniform Building Code to the 2006 International Building Code. 2. Powerpoint presentation. 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 IMPROVEMENTS 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. • • ACCESSIBLITY IMPROVEMENTS 8. 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—ANSUASHRAE/IESNA 90.1, 2004 Edition)v. the 1993 version referenced by the UBC. • • International Building Code@ ( IBC O ) City of Fort Collins City Council Work Session April 24 , 2007 Felix Lee - Director Neighborhood & Building Services Mike Gebo — Building Code Services Manager Teresa Ablao , Assistant City Attorney 1 2006 International Building Code@ ( 2006 IBCO ) This discussion focuses on . . . Pursuing adoption of the 20061SCO & the related provisions of 2007 Supplement to the 2006 IBCO ( regular update to City building codes ) 2 What is the 2006 IBCO & 2007 Supplement @7. Current edition of the model building code • M inimum standards for citruction of all new buildings and additions to existing EXCEPT single - family ,, two family or uses . 3 Direction Needed . . . Does Council wish to pursue adoption of the 2006 -IBCO and the most recent approved updates in the 20075upplement ? Does Council wish to consider adopting the ordinance fall 20070 effective January 1 ,, 2008 ?m 5 Background . . . • City has adopted updated editions of national model codes since 1958 • General building code in effect for city is 1997 UBC • Replaced in 2000 by InternationalBuilaling Coale 6 Background . . . 2006 IBC the remaining volume of International Code Series yet to be adopted by the City Background . . . Fort Collins historically a leader in innovative code provisions for : ■ Public safety ■ Construction flexibility ergy efficiency and indoor air quality 8 Background . . . ■ Anticipating new I-Codes many new innovations were amended into present 1997 UBC@ adopted in 1998 9 Public Process . . . August 2006 committee formed : PFA, Building Review Board , Larimer County building department, private developers , builders , architects , engineers and City staff 10 Public Process . . . ■ Committee determined 24 local amend,. rnts needed since now included in 2006IBCO 11 Public Process . . . ■ Staff decided to await publication of 2007 IBC Supplement O July 2007 for most up -to - date model code . 12 Public Process . . . ■ The 2006 IBC O and the 2007 IBC Supplement O represent the latest republished editions , prior to the 2009 International Codes. Public Process . . . ■ Bwadi, ss�section City staff team egaa review, of all City "s " Green Buil initiatives . 14 Staff further explores adding Rn - reduction systems for new multi - family buildings ( 3 or more units , incl . condos and apts ) as part of the 2006 IBC . 15 Public Process . . . ■ March 2007 ,0 Presented committee results to Building Review Board for initial overview . ary BRB functmionj — advise CC on ' ng and contractor regulations . 16 Changes from 1997 UBC to 2006 IBCO 0 Mike Gebo , Buildin Code Services Manager will e ON ork Session to a Iss e a ' ls Ad 17 Timetable . . . Through summer 2007 present to : Air Quality Advisory Board The Commission on Disability The Natural Resources Board The Electric Board The Poudre Fire Authority Board Builders & General Public 18 Timetable . . . Fall 2007 . 1 . Worksession for Rn - recluction and 2006 IBC issues 2 . 1st and 2nd Readings for adopting ordinances Counc "ll 's regular agenda 19 Timetable . . . ■ January 1 , 200800 Effective date for new building code ( allows builders to prepare , staff to develop educational and training for construction professionals ) 20 21