HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/21/2014 - ITEMS RELATING TO THE ADOPTION OF THE 2012 INTERNAAgenda Item 17
Item # 17 Page 1
AGENDA ITEM SUMMARY January 21, 2014
City Council
STAFF
Mike Gebo, Chief Building Official
SUBJECT
Items Relating to the Adoption of the 2012 International Codes.
EXECUTIVE SUMMARY
A. First Reading of Ordinance No. 018, 2014, Amending Chapter 5, Article II, Division 2, of the City Code for
the Purpose of Repealing the 2009 International Building Code (IBC) and Adopting the 2012 International
Building Code, with Amendments.
B. First Reading of Ordinance No. 019, 2014, Amending Chapter 5, Article II, Division 2, of the City Code for
the Purpose of Repealing the 2009 International Energy Conservation Code (IECC) and Adopting the
2012 International Energy Conservation Code, with Amendments.
C. First Reading of Ordinance No. 020, 2014, Amending Chapter 5, Article II, Division 2, of the City Code for
the Purpose of Repealing the 2009 International Residential Code (IRC) and Adopting the 2012
International Residential Code, with Amendments.
D. First Reading of Ordinance No. 021, 2014, Amending Chapter 5, Article IV of the City Code for the
Purpose of Repealing the 2009 International Mechanical Code (IMC), and adopting the 2012 International
Mechanical Code, with Amendments.
E. First Reading of Ordinance No. 022, 2014, Amending Chapter 5, Article IV of the City Code for the
Purpose Repealing the 2009 International Fuel Gas Code (IFGC), and Adopting the 2012 International
Fuel Gas Code, with Amendments.
The purpose of this item is to recommend adoption the 2012 International Codes (I-Codes). The 2012 I-
Codes represent the most up-to-date construction standards establishing minimum requirements to safeguard
the public health, safety, and general welfare from hazards attributed to the built environment within the City
of Fort Collins.
STAFF RECOMMENDATION
Staff recommends adoption of the 2012 I-Codes and the associated local amendments. Key
recommendations include:
1. Proposing to amend the International Building Code (IBC) to require that new Group R-2 (multi-family
buildings) be provided with the enhanced fire-suppressions (fire-sprinkler) system, NFPA 13, which
would provide sprinkler head protection in attic spaces not currently required to be protected. This
amendment is proposed to become effective July 1, 2014, providing sufficient time for designers and
developers to make the appropriate changes to construction documents. Please see local
amendment to the IBC Section 903.3.1.2.
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2. Proposing to amend the IBC and International Residential Code (IRC) by disallowing the use of vinyl
and polypropylene siding materials on new buildings. Vinyl siding products have been found to be
contributors of flame spread in recent local fires causing extensive damage and property loss. Vinyl
siding products tend to warp and crack over time when exposed to sunlight, especially at higher
altitudes. Vinyl siding products are mostly used on low income multi-family housing projects and have
not been used on single-family products for at least the past decade. Please see local amendments
to the IBC Sections 1404.9 and 1404.12 and local amendments to the IRC Sections R703.11 and
R703.11.3.
3. Proposing to amend the IBC and IRC to improve the Construction Waste Management Plan (CWMP),
currently required for new buildings only, to require recycling of construction waste such as wood,
concrete and masonry, metals, and cardboard during remodels and additions over 2500 square feet.
Also, proposing that supporting documentation that verifies compliance with the CWMP would be
required before the Certificate of Occupancy can be issued. Please see local amendment to the IBC
Section 3602.1 and local amendment to the IRC Section R324.1.
4. Proposing to amend the IBC and IRC to require a demolition/recycling plan for all buildings being
demolished. The amendment would require the removal of all hazards such as asbestos and lead
paint, removal and recycling of all reusable components such as cabinets, doors, windows, and
fixtures. All remaining wood, concrete and masonry, metals, and cardboard is to be recycled in
accordance with a Construction Waste Management Plan. Please see local amendment to the IBC
Section 3602.1.1 and local amendment to the IRC Section R324.1.1.
5. Proposing to amend the IRC to require fire-sprinkler systems in new duplex and new townhome
projects. This proposal is to become effective July 1, 2014. Please see local amendment to the IRC
Sections R313.1 and R313.2.
6. Proposing to amend the International Energy Conservation Code (IECC) to require an air-tightness
test in multi-family buildings that verifies that the air leakage between dwelling units, across the
common wall, meets Leadership in Energy and Environmental Design (LEED) for Homes Multi-Family
criteria of not more than .30 CFM/cubic feet/of surface area. This criteria is equivalent to the air
tightness requirements currently in place for detached single-family homes. Recognizing that
designers will need time to incorporate construction details to meet this amendment, staff suggests
that this proposal become effective July 1, 2014. Please see local amendment to the IECC Section
R402.4.1.
BACKGROUND / DISCUSSION
The International Codes and standards are reviewed and voted on by construction industry professionals from
across the country and published every three years under the oversight of the International Code Council
(ICC). The latest publications brought forth by the ICC are the proposed 2012 International Codes intended to
replace the current City-adopted 2009 International Codes.
Since 1924, the City of Fort Collins has periodically reviewed, amended, and adopted the latest nationally
recognized building standards available for the times. The City has updated the minimum construction
standards thirteen (13) times since 1924.
Locally, the rational for staff to recommend items #1 and #2 above are the result of recent highly damaging
fires at the Buffalo Run and Bull Run apartment complexes. Both complexes were provided with the lower
standard NFPA 13R fire-sprinkler system which does not require fire-sprinkler heads in the attic. Both projects
were constructed with the required fire barriers in the attic space and these fire-barriers failed to contain the
fire spread. Both fires started on the exterior enflaming the vinyl siding products allowing the flames to travel
fairly rapidly up the exterior wall surface and into the un-protected wood constructed attic spaces. The
construction details incorporated and the siding products used were in compliance with the codes at the time
of construction but were proved to be ineffective at retarding a fire which destroyed a dozen apartments
before the fire department arrived and extinguished these blazes. These two fire events caused damage
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estimated at $400,000 and $500,000 respectively, displacing a dozen low income families from their homes
and destroying all contents and personal belongings. Over the past decade or more, very few multi-family
projects were designed with vinyl siding and no single-family detached projects have used vinyl siding
products.
Staff’s recommendation of item #5 above is based on the understanding that duplex and townhome projects
more closely resemble the multi-family projects (which are required to have fire-sprinklers) in that, one
occupant or owner has no control over the actions or accidents of a neighbor just a wall thickness away.
Requiring fire-sprinkler systems in new single-family detached dwellings is not being recommended with this
code adoption cycle.
FINANCIAL / ECONOMIC IMPACT
The proposed Codes and local amendments will have an economic impact on construction cost of multi-family
and attached dwelling units of duplex and townhome projects.
Effective July 1, 2014, requiring new multi-family buildings to be protected with the National Fire Protection
Association’s NFPA 13 fire-sprinkler system is anticipated to increase the cost of the fire-suppressions system
by 35% over the currently allowed NFPA 13R. This calculates to approximately $750 increase per dwelling
unit of a multi-family building.
Effective July 1, 2014, requiring new duplexes and new townhomes to be provided with a fire-sprinkler system
in accordance with the IRC Section P2904 is anticipated to increase construction cost by approximately $1.50
per square foot floor area. IRC’s P2904 fire-sprinkler system is the most cost effective system available with
current technology. The system is a combination potable-water/fire-sprinkler system and is installed by a
licensed plumber as an extension of the building’s water plumbing system. The P2904 is not anticipated to
cause leaks any more often than current water piping systems installed in buildings and is subject to the same
freeze protections required of water piping systems in general.
Eliminating the use of vinyl siding products on new buildings is anticipated to increase the cost of siding
materials by approximately $0.41 per square foot of siding. Labor cost to install siding is the same regardless
of the materials used. This calculates to approximately $245.00 increase per dwelling unit, but only on
projects that propose the use of vinyl siding. Over the past 12 years or more, very few multi-family projects
and no single-family projects have started construction proposing the use vinyl siding products. See
Attachment 2 for a breakdown of these cost estimates.
ENVIRONMENTAL IMPACTS
Improvements being proposed to the Construction Waste Management Plan (CWMP), for new buildings as
well as remodeled buildings, will divert additional construction waste from the landfill. Buildings to be
demolished will, for the first time in Fort Collins, be required to first remove hazards such as lead paint and
asbestos, then remove and recycle any salvageable materials, while complying with the adopted CWMP for
all remaining materials such as wood, concrete and masonry, metals, and cardboards.
Installing fire-suppression systems in new duplexes and new townhomes is considered by many construction
industry organizations as “green building”. Several studies have been completed that tout the environmental
benefits of suppressing a building fire with sprinkler systems as opposed to relying on fire departments to
extinguish an event. The philosophy of extinguishing a fire through the use of fire-sprinkler systems, versus
containing a fire through fire-rated construction has been a key point for the code writers, the International
Code Council, since the inception of the I-Codes in 2000. Please see Attachment 3 Residential Sprinkler
Reports for the various studies conducted.
Multi-family air testing of individual dwelling units, constructed after July 1, 2014, will need to show air
tightness similar to new single-family detached homes. It is anticipated that assuring the air tightness of
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individual dwelling units will significantly improve indoor air quality by reducing air pollutants and odors from
transferring between dwelling units across common walls or floor ceiling systems.
BOARD / COMMISSION RECOMMENDATION
Over the past several months, the proposed 2012 I-Codes and local amendments were introduced to
numerous City boards and commissions. While there is wide support for the adoption of the 2012 I-Codes
including the proposed fire-sprinkler changes to multi-family buildings and requiring fire-sprinklers in attached
dwellings such as duplex and townhomes, there is concern over the construction cost increases in general.
There is little to no support for requiring fire-sprinklers in new detached single-family homes. See Attachment
4 for the list of presentations and dates, including a brief summary of each along with minutes or actions
where provided.
PUBLIC OUTREACH
In August 2012, a committee was convened for the purpose of reviewing and recommending the adoption of
the proposed 2012 I-Codes and accompanying local amendments. The stakeholder’s Code Review
Committee represented a wide spectrum of volunteers from across the local construction industry including
private developers, builders, architects, engineers, building officials from neighboring jurisdictions and
representatives from the Building Review Board and the Poudre Fire Authority. See Attachment 5 for a list of
the members of the Code Review Committee.
On October 2, 2013 and November 13, 2013, the Code Review Committee met and committee members
voted in support of the 2012 I-Codes and accompanying local amendments as proposed, including the six
“key recommendations” discussed above. See Attachments 6 and 7 for an abbreviated list of proposed
amendments to the IBC and the IRC.
Code Review Committee Conclusions:
The Committee felt that generally, there are no significant changes in the 2012 IBC that the members
considered to be controversial or overly expensive to new construction. The proposed requirements that new
multi-family buildings provide fire-sprinklers in the attic and the elimination of vinyl siding products on new
buildings were supported and considered important discussion items. The remaining IBC and amendments
were supported for adoption.
The 2012 IRC requires that all new buildings constructed under the IRC, single-family detached, duplex, and
townhomes, be provided with a fire-sprinkler system. A majority of the members voted for support for the fire-
sprinkler requirement in new duplexes and new townhomes, and support an effective date of July 1, 2014.
The committee members do not support requiring fire-sprinkler systems in new single-family detached
projects. The remaining 2012 IRC and amendments were supported for adoption. The proposed codes were
introduced to the local Board of Realtors on two separate occasions and the Northern Colorado Home
Builders Association.
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ATTACHMENTS
1. Work Session Summary, October 22, 2013 (PDF)
2. Cost Estimates (PDF)
3. Residential Sprinkler Reports (PDF)
4. Board and Commission Comments (PDF)
5. 2012 Code Committee members (PDF)
6. 2012 IBC Significant Proposed Amendments (PDF)
7. 2012 IRC Significant Proposed Amendments (PDF)
8. Powerpoint presentation (PDF)
9. Ordinance No. 018, 2014 (PDF)
10. Ordinance No. 019, 2014 (PDF)
11. Ordinance No. 020, 2014 (PDF)
12. Ordinance No. 021, 2014 (PDF)
13. Ordinance No. 022, 2014 (PDF)
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Date: October 23, 2013
To: Mayor and City Councilmembers
Through: Darin Atteberry, City Manager
Laurie Kadrich, Director CDNS
From: Mike Gebo, Building Official
Ref: October 22, 2013 Work Session Summary- 2012 International Codes
The 2012 International Building Codes (2012 I-Codes) were presented for consideration of
adoption to Mayor Weitkunat, Mayor Pro Tem Horak, Councilmembers Campana, Cunniff,
Overbeck, and Troxell.
Key discussion items being proposed as local amendments include:
Expanding of the current Construction Waste Management Plan (CWMP) to include
residential and commercial remodels and additions of 2,500 square feet or larger, with
greater enforcement documentation. Establishment of demolition policy that includes
soft strip of reusable components and recycling of wood, concrete and masonry,
cardboard, and metals during the demolition process.
Requiring new multi-family buildings to be protected with fire-suppression (fire
sprinkler) systems that provide protection within the attic spaces.
Requiring new residential duplexes and townhome projects to be protected with
residential fire-sprinkler systems, with an effective date of July 1, 2014.
Disallow the use of vinyl siding products on all new buildings.
Councilmembers expressed support for the 2012 I-Codes and amendments as presented and have
an expectation that adoption will move forward in a timely manner. Councilmembers desire that
staff should review and bring forward for consideration additional requirements addressing water
conservation measures such as “Graywater” systems. Councilmembers expressed concerns over
indoor air quality and issues with smoke and odors from one dwelling unit passing over to an
adjoining attached dwelling unit. Staff is to review and develop construction methods to reduce
air transfer between dwelling units across the common walls separating dwelling units.
Councilmembers also expressed a desire that the City should provide training in the new codes
and amendments for staff, contractors, and the workers installing new systems and building
components. Staff should implement the new codes in such a way as to minimize impact on
projects currently in the planning pipe-line and allowing time for training in the new
requirements. With this in mind staff will be proposing that the fire-sprinkler changes to multi-
family projects become effective July 1, 2014.
ATTACHMENT 1
ATTACHMENT 2
Estimates of cost
1. Multi-family sprinklers using National Fire Protection Association (NFPA) 13 in
lieu of NFPA 13R.
2. Vinyl siding versus hardboard siding.
1) The current average local rate to install a NFPA 13R is about $2.00 per square
foot. NFPA 13 is about $2.75 per square foot or about a 35% increase in the cost of the
sprinkler system.
An average multi-family building comparable to the Bull Run apartments would be a
twelve-plex (12 units) of 1,000 square feet each unit, this estimate equates to an increase
cost of $9,000 to install the NFPA 13 over the NFPA 13R.
2) Vinyl siding cost difference is in the materials alone as the installation should be
equal, although some contractors indicate that the vinyl siding is actually more expensive
to install, supposedly vinyl materials are difficult to work with.
The cost of vinyl siding material is approximately $0.84 per square foot, where a more
fire-resistant hardboard siding is approximately $1.25 per square foot.
Using the same example twelve-plex at 4,000 square foot per floor and a perimeter of 65
feet x 60 feet three stories in height, the estimated siding area is approximately 7,200
square feet. The increased cost to move from vinyl siding to a hardboard siding is
approximately $0.41 per square foot or $2950.00 for this sample project.
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Residential Sprinkler Reports
NISTIR Report 7451 (reporting period 2002-2005)
U.S. Department of Commerce National Institute of Standards and Technology
Benefit Cost Analysis of Residential Fire Sprinkler Systems
Owners of homes with Fire-Suppressions Systems (sprinkler systems) installed benefit from;
1.) Reduction in the risk of civilian fatalities and injuries
2.) Reduction in homeowner’s insurance premiums
3.) Reduction in uninsured direct property loss
4.) Reduction in uninsured indirect cost.
Homes equipped with smoke alarms and sprinklers experienced
1.) 100% fewer civilian fatalities
2.) 57% fewer civilian injuries
3.) 32% less direct and indirect property loss verses homes with just smoke alarms.
4.) According to the Insurance Service Office (ISO) insurance premiums were reduced by
approximately 8%.
National Fire Protection Association (NFPA 2006) (reporting period 2002-2005).
1.) There were 296,500 residential fires (one and two-family dwellings)
2.) Causing 10,188 civilian injuries
3.) Causing 2566 civilian deaths
4.) Responsible for $5.3 billion (2005 dollars) in direct residential property loss
5.) No civilian deaths in residential fires when provided with sprinkler systems
NISTIR Report 7277 (reporting period 2005)
U.S. Department of Commerce National Institute of Standards and Technology
Economic Analysis of Residential Fire Sprinkler Systems
1.) Using the multi-purpose network into the cold-water plumbing system (2012
International Residential Code (IRC) Section P-2904). The sprinkler system is an
extension of the buildings cold-water system and is equivalent to NFPA 13D Standard
for the Installation of Sprinkler Systems in One- and Two- family Dwellings and
Manufactured Homes.
2.) Labor and material for the sprinkler system only added to the potable water system
ranges from $0.48 to $0.57 per square foot, minus overhead and profit. (Local market
pricing of $1.25 to $2.00 per square foot has been reported)
ATTACHMENT 3
Residential Sprinkler
- 2 -
The Fire Protection Research Foundation
Home Fire Sprinkler Cost Assessment (September 2008) (Updated September 2013 Ft Collins
Colorado average $1.55 to $2.32 per square foot)
1.) Using thirty (30) housing floor plans in ten (10) communities, one (1) in Canada and nine
(9) throughout the US. Total area sprinkled includes basements, garages, and attics. (2012
IRC P2904 would not require garages and attics to be sprinkled)
2.) The cost range from $0.38 to $3.66 per square foot. The low range represents a California
community with long standing ordinance requiring sprinkler systems and some potential
for pricing benefits based on volume of homes being sprinkled. The high range represents
a Colorado mountain home on well water, using an antifreeze system with copper piping.
3.) The average cost to the builder was $1.49 per square foot. Higher cost per square footage
were associated with local requirements for use of copper pipe versus CPVC or PEX
plastic piping, on-site water supply versus municipal services, requirements to sprinkle
attics and garages, and whether a stand-alone or combination potable water/sprinkler
system was used.
4.) Five insurance companies with a market share of the communities surveyed reported a
premium discount from 0% to 10% with an average premium discount of 7%.
The Fire Protection Research Foundation
Home Fire Sprinkler Impact on Fire Injury (October 2012)
1.) The analysis hypothesized that by making smaller fires, sprinklers might reduce the
frequency of injuries and the average severity of the injuries.
2.) The model used the impact on injuries per one hundred (100) fires and injury cost per one
hundred (100) fires. Cost data included: medical cost, legal and liability cost, cost from
lost work time, and pain and suffering cost. Medical cost was evaluated separately from
the other items identified as total cost.
3.) Primary results indicate that:
a. Sprinkler presence is associated with a 29% reduction in injuries per one hundred
(100) reported fires
b. Sprinkler presence is associated with a 48% reduction in medical cost
(approximately $85,000.00) of injuries per one hundred (100) reported fires
c. Sprinkler presence is associated with a 40% reduction in total cost (approximately
$442,000.00) of injuries per one hundred (100) reported fires.
4.) Results by age of victim:
a. Children (age 14 and under) a sprinkler presence is associated with:
i. A 72% reduction in the number of fire injuries per one hundred (100)
reported fires
ii. A 85% reduction in medical cost of injuries per one hundred (100)
reported fires
iii. A 78% reduction in total cost of injuries per one hundred (100) reported
fires.
(Children are much less likely to be cooking where a vast majority of small fires begin.)
b. Adults (age 15 to 64) a sprinkler presence is associated with:
i. A 30% reduction in the number of fire injuries per one hundred (100)
reported fires
Residential Sprinkler
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ii. A 52% reduction in medical cost of injuries per one hundred (100)
reported fires
iii. A 39% reduction in total cost of injuries per one hundred (100) reported
fires.
c. Older adults (age 65 and older) a sprinkler presence is associated with:
i. A 12% increase in the number of fire injuries per one hundred (100)
reported fires
ii. A 41% reduction in medical cost of injuries per one hundred (100)
reported fires
iii. A 23% reduction in total cost of injuries per one hundred (100) reported
fires.
(The hypothesis cites that sprinklers make for smaller fires and that a smaller fire may
seem easier to fight. Injuries are increased particularly in older adults as it appears that
this age group more often attempts fire-fighting efforts.)
Federal Emergency Management Association (FEMA)
Residential Fire Sprinkler Activation Report (January 2003 to June 2007)
1.) The Residential Fire Sprinkler Activation project is an on-line data gathering system used
by the National Association of State Fire Marshals (NASFM) and the Residential Fire
Sprinkler Institute (RFSI). The purpose is to gather current and relevant data pertaining to
the activation of residential fire sprinklers, information necessary to assess the
performance of these systems in real-life, non-laboratory conditions.
2.) In this reporting period 89 fire departments participated, reporting 556 incidents.
3.) Reporting data:
a. 62% of the activations were in multi-family buildings, 17.9% in single family
buildings.
b. 40.6 % of the activations were in the kitchen with bedrooms second at 14.5%
c. Over 60% of the activations were in rooms of less than 150 square feet
d. Over 67% of the activations involved just one fast-response sprinkler head
e. While 73% of the activation included a smoke detector, only 58% of the detectors
operated.
f. Over 47% of the incidents estimate dollars saved in the $250,000 range
g. Over 57% of the incidents report a dollar loss of under $5,000
FM Global Research Division
Environmental Impact of Automatic Fire Sprinklers (March 2010)
1. Two identical structure fire tests, one test included a single fire sprinkler head; the second
test had no sprinklers.
2. A single fire event can negate any benefits from “green” construction due to the
subsequent carbon dioxide and other greenhouse gases generated from burning
combustible materials, in addition to the carbon associated with disposal of damaged
materials and reconstruction, increasing “lifecycle carbon emission”.
3. The combustible material consumed in the tests was 3% in the sprinklered test and
between 62% and 95% in the non-sprinklered test.
4. The use of automatic fire sprinklers reduced the greenhouse gas emissions, consisting of
carbon dioxide, methane, and nitrous oxide by 97%.
Residential Sprinkler
- 4 -
5. Analysis of the tests indicates that the reduction in water use achieved by using sprinklers
could be as much as 91% when extrapolated to a full-sized home.
Disaster Safety
Residential Fire Sprinklers (August 2012)
1. According to the U.S. Fire Administration (USFA), in 2007, 414,000 residential fires
resulted in 2,895 deaths and 14,000 injuries, causing $7.5 billion in property damage.
2. 90% of house fires with sprinkler systems are contained by the operation of a single
sprinkler head.
3. In 1992 Prince George’s County in Maryland enacted sprinkler ordinance mandating the
installation of automatic fire sprinkler systems in new one- and two-family dwellings.
a. A study of Prince George’s ordinance issued in 2009 stated that from 1992-2007
there were 13,494 fires involving single-family homes, resulting in 101 deaths
and 328 injuries in non-sprinklered homes.
b. No deaths and only 6 injuries in homes with sprinkler systems.
c. Since the ordinance went into effect the cost of sprinkler systems have decreased
to less than $2.00 per square foot, according to sprinkler installers in the area.
4. Scottsdale Arizona enacted their sprinkler ordinance in 1986 and reported that:
a. The average fire loss in in a house with a sprinkler system was $1,544, compared
to $11,624 for houses without fire- sprinkler systems.
b. The average sprinkler used 357 gallons of water per incident to extinguish the
fire, while manual fire-fighting would have equaled 4,884 gallons of water per
incident to extinguish the same fires.
c. Because sprinklers activate within a few minutes of the ignition, suppression
efforts are underway before the arrival of fire department personnel, which can be
in the 8-10 minute range.
2012 I-Code Review Committee Members Attachment 5
Stephen Steinbicker 970-207-0424 steve@architecturewestllc.com
John McCoy 970-226-5511 Jmccoy1900@hotmail.com
Dave Phillips 970-672-0089 dave@philgreenco.com
John Sailer 970-412-9605 sailerj@gmail.com
Stan Griep 970-498-7714 sgriep@larimer.org
Dave Sanders 970-631-2666 dave@greenteamre.com
Darren Haun 970-372-0212 dhaun@horizonsm.com
Ceri Jones 970-567-9717 ceri@tritoncommunities.com
Arnold Drennen 970-482-9100 jarnold@drennencc.com
Mike Doddridge 970-218-3120 mjd@doddridgeconstruction.com
Steve Spanjer 970-223-2664 steves@spanjer.com
Mark Foster 970-352-7072 mark@journeyhomes.com
Dwight Sailer 970-566-9931 dwight@highcraft.net
Jon Tschetter 970-222-8200 jon.tschetter@tschetco.com
Russ Weber 970-545-3502 rweber@safebuilt.com
Carl Glaser carl@archbuild.com
Matt Rankin 970-224-0630 mrankin@rankinarchitects.com
Jeff Schneider 970-566-9971 jeff@armsteadconstruction.com
Paul Higman phigman@gs-email.com
Mike Gebo 970-416-2618 mgebo@fcgov.com
Russ Hovland 970-416-2341 rhovland@fcgov.com
Lisa Schoenfeld 970-416-2640 lschoenfeld@fcgov.com
Sarah Carter 970-416-2748 scarter@fcgov.com
Angelina Sanchez Sprague 970-221-6525 asanchezsprague@fcgov.com
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Significant Changes Proposed for Adoption of the
2012 International Building Code (IBC)
Applicable to all Commercial and Multi-Family Buildings
1. New amendment proposal requiring National Fire Protection Association (NFPA) 13 fire
suppressions system in multi-family buildings. (Current code allows NFPA.13R which is
a residential sprinkler system that does not require sprinkler heads in the attic.)
2. New amendment proposal that requires bedroom egress windows sills to be at least 24
inches above the floor when the window sill height is 72 inches or more above ground in
multi-family buildings. (Intended to prohibit emergency escape window sills being
placed lower than 24 inches from the floor. Window sills below 24 inches would require
“fall protection” devices which can inhibit egress operations through the window.)
3. New amendment proposal will require radon systems be installed in new buildings of I-1
occupancies and I-2 nursing homes. (These are long term residential uses.)
4. New amendment proposal to delete Vinyl and Polypropylene siding. (Due to vinyl
siding’s flammable properties and recent multi-family fires at Bull Run and Buffalo Run
apartments involving vinyl siding products.)
5. Chapter 36 Sustainable Building Construction Practices (Green Code Amendments
adopted January 2012) carried over as basic local amendments:
a. New amendment proposal would expand the Construction Waste Management
Plan to be applicable to not only new buildings but to also be applicable to
remodel work and addition work when the work involved exceeds 2,500 square
feet.
b. New amendment proposal would require that whole buildings being demolished
shall first have all contaminated materials removed such as asbestos and lead
paints, then Soft-Stripped removing reusable items such as doors, windows,
fixtures, and cabinets for recycling where available. The remaining wood,
concrete and masonry, steel, and cardboards shall be recycled in accordance with
the Construction Waste Management Plan.
c. New amendment proposal requiring verification documentation that identifies the
materials recycled in accordance with the Construction Waste Management Plan.
Documentation required prior to issuance of the Certificate of Occupancy.
d. The remaining Chapter 36 retained and unchanged addressing:
i. Low-volatile organic compounds (VOC) which establishes limits on
harmful gas emissions of construction products,
ii. Ductwork controls limiting construction debris and dust.
iii. New Building Flush-Out requirements
iv. Acoustical controls and sound transmission
ATTACHMENT 6
2012 IBC
Proposed Changes
- 2 -
v. Building systems commissioning assuring that the following systems have
been installed and tested to operate as designed:
1. HVAC
2. Thermal envelope tightness
3. Lighting controls
4. Service water heating
5. Renewable energy systems
6. Background sound levels
7. New, Cooling tower water use
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Significant Changes Proposed for Adoption of the
2012 International Residential Code (IRC)
Applicable to New Single-family; Duplex; and Townhomes
1. Keep existing amendments establishing fire-ratings of exterior walls due to location on
the property in relation to property lines and the fire-ratings at the common walls
separating dwelling units. (Dependent on whether the code required fire-suppression
system is adopted)
(A majority of the code review committee members support requiring fire sprinklers in
new duplex and new townhomes effective July 1, 2014. The committee members did have
support for the code requirement that sprinklers be installed in new single family
dwellings but only in new subdivisions where fire-sprinklers are planned for each
dwelling and consideration for trade-offs could be incorporated such as narrower streets
or fewer fire hydrants as a possibility. This proposal needs to be vetted through a Land
Use Code change and is not considered part of this code review.)
2. New amendment proposal that requires bedroom egress windows sills to be at least 24
inches above the floor when the window sill height is 72 inches or more above ground in
dwellings. (Intended to prohibit emergency escape window sills being placed lower than
24 inches from the floor. Window sills below 24 inches would require “fall protection”
devices which can inhibit egress operations through the window.)
3. New amendment proposal requiring basement window wells to be provided with
drainage and the drain inlet to be at least 4 inches below the window sill. (Intended to
divert rain and surface water away from entrance into the basement window)
4. Keep existing amendments carried over from the Green Code Amendments adopted
January of 2012. (No longer identified as Green Code Amendments, but rather simply
local amendments), including:
a. New amendment proposal would expand the Construction Waste Management
Plan to be applicable to not only new buildings but to also be applicable to
remodel work and addition work when the work involved exceeds 2,500 square
feet.
b. New amendment proposal would require that whole buildings being demolished
shall first have all contaminated materials removed such as asbestos and lead
paints, then Soft-Stripped removing reusable items such as doors, windows,
fixtures, and cabinets for recycling where available. The remaining wood,
concrete and masonry, steel, and cardboards shall be recycled in accordance with
the Construction Waste Management Plan.
c. New amendment proposal requiring verification documentation that identifies the
materials recycled in accordance with the Construction Waste Management Plan.
Documentation required prior to issuance of the Certificate of Occupancy.
ATTACHMENT 7
2012 IRC
Significant Proposed Amendments
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d. Keep Low-volatile organic compounds which establishes limits on harmful gas
emissions of construction products,
e. Keep Exterior “Dark Sky” lighting (New clarification to reflect the International
Dark-Sky Association (IDA) Lighting Zone-1 (LZ-1) which indicates that the lamp
or the light shall not be directly visible beyond the property line.).
f. Keep existing amendments which require mechanical system testing, building air-
tightness testing, and mandatory requirements for insulation installation,
combustion safety testing and garage to home isolation testing.
g. Keep existing amendments which set maximum flow rates of plumbing fixtures.
h. Keep whole-house ventilation (WHV) system and providing clarity on how the
system is to operate and owner controls.
5. New amendment proposal requiring electrically heated homes shall show energy
compliance by the prescriptive path charts. (Intent is to disallow the use of an energy
rating computer program such as RESNET or U of A Performance Path which allows for
trade-offs of the insulation values. Electrically heated home will now need to meet the
more restrictive prescriptive path.)
6. New amendment proposal clarifying that HVAC ductwork shall not be located outside
the interior vapor barrier. (In other words, all duct work shall not be located in the
exterior wall insulation.)
7. New amendment proposal requiring that dwellings with any gas cooking (not just gas
ovens) will be required to have a range hood vented to the outside.
1
City of Fort Collins
Regular Meeting
January 21, 2014
2012 International Codes
Michael Gebo, Chief Building Official
Community Development & Neighborhood Services
2
Purpose of Discussion
2012 International Codes,
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Energy Conservation Code (IECC)
3
Construction Waste
Key Proposed Amendment
Expand the Construction Waste Management Plan
to include remodel and additions over 2,500 square
feet.
– Intended to recycle all construction waste of
concrete and masonry, metals, cardboard,
wood.
– Applicable to Commercial and Residential.
4
Construction Waste
Key Proposed Amendment
Establish recycling protocols on buildings being
demolished.
– Intended to recycle re-usable components
such as cabinets, doors and fixtures.
– Require recycling of concrete and masonry,
metals, cardboard, wood during the demolition
process.
– Applicable to Commercial and Residential.
5
2012 International Building Code
Key Proposed Amendment
Upgrade fire-sprinkler systems in multi-family
buildings.
– To NFPA 13 which requires fire-sprinkler
protection in attics.
• Currently only NFPA 13R is required, wood
constructed attics not protected by
sprinklers.
6
2012 International Building Code
Key Proposed Amendments
Eliminate the use of vinyl siding products on new
buildings.
– Two fire events, external fire was aided by
melting vinyl siding,
– Fire spread upward and into wood framed attic,
– Total of 12 dwelling units destroyed,
– 12 low income families displaced and lost all
possessions,
– Applicable to Commercial and Residential.
7
Vinyl Siding Buffalo Run
8
Vinyl Siding Buffalo Run
9
Attic Not Sprinkled
10
2012 International Building Code
Key Proposed Amendments
Improve air tightness between dwelling units in new
multi-family buildings.
– Increased concerns about odors and smoke
from neighboring units,
– Construction details to seal the common walls
or common floor-ceilings,
– Testing to verify that individual dwelling units
are comparable in air-tightness to single-family
dwellings.
11
2012 International Residential Code
Key Proposed Amendment
Fire-sprinklers required in new duplex and new
townhome projects.
– Attached dwellings only,
– Occupants do not have control over activities
in adjoining dwellings,
– Multi-family of 3 or more dwellings required to
fire-sprinkled per IBC,
– Fire-sprinklers in new single-family detached
not supported or proposed.
12
IRC Fire-Suppression System P2904
Key Proposed Amendment
Duplex and Townhome,
– P2904 Combination System, $1.50 - $1.75 per
square foot of floor area
– Extension of the home’s cold water system
– Installed by licensed plumbers
– Can not be subject to freezing
– System failure no more or no less than any
cold water system
– Installed so water continually flows.
13
Fire-Sprinklers Sustainability
No loss of life and fewer injuries in fire-sprinkled
dwellings.
Significantly less property damage equals:
– Less burned materials in landfill
– Less resources in equipment and water
– Less carbon emissions
– Less cost to repair
– Less time that dwelling is out of service
14
IRC Sprinkler Adopted
Fire-sprinklers required per IRC in new single-family,
duplex and townhomes:
Boulder County Westminster
Golden Federal Heights
Cherry Hills Village Snowmass Village
15
IRC Sprinkler Adopted
Fire-sprinklers required per IRC in new townhomes
Morgan County Greeley
Colorado Springs Castle Pines
Grand County
16
Benefits of 2012 I-Codes
• Front Range jurisdictions support for residential
fire-sprinkler systems increased since 2009,
• Energy efficiency improvements over 2009,
• Possibly positive effect on Fort Collins’ ISO rating,
• Aligns “core” codes under single edition year,
• Improves Green Code Amendments of 2012,
now referred to as Fort Collins’ local
amendments.
17
Public Outreach
Water Board August 15, 2013
Natural Resource Advisory August 21, 2013
Commission on Disability August 22, 2013
Affordable Housing Sept. 5, 2013
Energy Board Sept. 5, 2013
Home Builders Assoc. Sept. 11, 2013
Building Review Board Sept. 26, 2013
Poudre Fire Authority Board Oct. 1, 2013
Planning and Zoning Oct. 4, 2013
Board of Realtors Oct. 8, 2013
Air Quality Oct. 21, 2013
18
Public Comments
Overall support for the five core 2012 International
Codes.
General support to:
– Require fire-sprinklers in new duplexes and
new townhomes
– Require NFPA 13 fire-suppression system in
new multi-family buildings
– Disallow use of vinyl siding on new buildings.
19
Public Comments Concerns
Limited support to:
– Fire-sprinklers in new single-family in new
developments planned and designed around
fire-sprinklers.
Biggest concern that:
– Cost increases affecting the construction
industry and affordable housing.
20
Key Items
Proposed Timeline
Core codes effective upon adoption timeline.
– Residential Sprinklers in duplex and townhome
P2904 combination sprinkler system, and
– Multi-family sprinkler changes to NFPA 13, and
– Multi-family air tightness protocols between
dwellings units,
Effective August 1, 2014
Thank You
- 1 -
ORDINANCE NO. 018, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE II, DIVISION 2, OF THE
CODE OF THE CITY OF FORT COLLINS FOR THE PURPOSE OF
REPEALING THE 2009 INTERNATIONAL BUILDING CODE (IBC) AND
ADOPTING THE 2012 INTERNATIONAL BUILDING CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2012 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2012 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its citizens that the 2009 International Building Code, as
amended be repealed, and that in its place, the 2012 International Building Code should be
adopted, with amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 5-26(a) of the Code of the City of Fort Collins is hereby
amended to read as follows:
(a) Pursuant to the power and authority conferred on the City Council by Section 31-
16-202, C.R.S. and Article II, Section 7 of the Charter, the City Council hereby repeals
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the 20069 International Building Code (20069 IBC), and adopts, as the building code of
the City, the 200912 International Building Code (200912 IBC) published by the
International Code Council, as amended by the City, which shall have the same force and
effect as though set forth in full herein. The subject matter of the codes adopted herein
includes comprehensive provisions and standards regulating the erection, construction,
enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy,
equipment, use, height, area and maintenance of buildings and structures exclusive of
detached one- and two-family dwellings and multiple single-family dwellings
(townhouses) not more than three (3) stories above grade and their accessory structures,
for the purpose of protecting the public health, safety and general welfare.
Section 2. That Section 5-27 of the Code of the City of Fort Collins is hereby
repealed and reenacted to read as follows:
Sec. 5-27. Amendments and deletions to code.
The 2012 INTERNATIONAL BUILDING CODE adopted herein is hereby amended in the
following respects:
(1) Section 101. Title is hereby amended to read as follows:
“101.1. Title. “These regulations shall be known as the General Building Code of the City
of Fort Collins, hereinafter referred to as ‘this code’.”
(2) Section 101.4.1 through 101.4.9 Referenced codes, is amended to read as follows:
[A] 101.4.1 Gas. The provisions of the International Fuel Gas Code shall apply to the
installation of gas piping from the point of delivery, gas appliances and related accessories
as covered in this code. These requirements apply to gas piping systems extending from the
point of delivery to the inlet connections of appliances and the installation and operation of
residential and commercial gas appliances and related accessories.
[A] 101.4.2 Mechanical. The provisions of the International Mechanical Code shall apply
to the installation, alterations, repairs and replacement of mechanical systems, including
equipment, appliances, fixtures, fittings and/or appurtenances, including ventilating,
heating, cooling, air-conditioning and refrigeration systems, incinerators and other energy-
related systems.
[A] 101.4.3 Plumbing. The provisions of the International Plumbing Code shall apply to
the installation, alteration, repair and replacement of plumbing systems, including
equipment, appliances, fixtures, fittings and appurtenances, and where connected to a water
or sewage system and all aspects of a medical gas system. The provisions of the
International Private Sewage Disposal Code shall apply to private sewage disposal
systems.
[A] 101.4.4 Property maintenance. The provisions of the International Property
Maintenance Code shall apply to existing structures and premises; equipment and facilities;
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light, ventilation, space heating, sanitation, life and fire safety hazards; responsibilities of
owners, operators and occupants; and occupancy of existing premises and structures.
[A] 101.4.5 Fire prevention. The provisions of the International Fire Code shall apply to
matters affecting or
relating to structures, processes and premises from the hazard of fire and explosion arising
from the storage, handling or use of structures, materials or devices; from conditions
hazardous to life, property or public welfare in the occupancy of structures or premises; and
from the construction, extension, repair, alteration or removal of fire suppression,
automatic sprinkler systems and alarm systems or fire hazards in the structure or on the
premises from occupancy or operation.
[A] 101.4.6 Energy. The provisions of the International Energy Conservation Code shall
apply to all matters governing the design and construction of buildings for energy
efficiency.
“101.4.1 Electrical. All references to the Electrical Code shall mean the electrical code
currently in effect as enacted by the State of Colorado.
101.4.2 Gas. All references to the International Fuel Gas Code shall mean the fuel gas
code currently in effect as enacted by the City.
101.4.3 Mechanical. All references to the International Mechanical Code shall mean the
mechanical code currently in effect as enacted by the City.
101.4.4 Plumbing. All references to the International Plumbing Code shall mean the
plumbing code currently in effect as enacted by the State of Colorado.
101.4.5 Property Maintenance. All references to the International Property Maintenance
Code shall mean the property maintenance code currently in effect as enacted by the City.
101.4.6 Fire Prevention. All references to the International Fire Code shall mean the fire
code currently in effect as enacted by the City.
101.4.7 Energy. All references to the International Energy Conservation Code shall mean
the energy code currently in effect as enacted by the City.
101.4.8 Residential. All references to the International Residential Code shall mean the
residential code currently in effect as enacted by the City.
101.4.9 Areas prone to flooding. All references to ‘flood hazard’ and ‘areas prone to
flooding’ in this code and appendices adopted therewith shall be as specified in the City
Code, “Chapter 10, Flood Prevention and Protection.”
(3) Section 103 Department of Building Safety is amended in its entirety to read as follows:
SECTION 103
DEPARTMENT OF BUILDING SAFETY
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[A] 103.1 Creation of enforcement agency. The Department of Building Safety is hereby
created and the official in charge thereof shall be known as the building official.
[A] 103.2 Appointment. The building official shall be appointed by the chief appointing
authority of the jurisdiction.
[A] 103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and
with the concurrence of the appointing authority, the building official shall have the
authority to appoint a deputy building official, the related technical officers, inspectors,
plan examiners and other employees. Such employees shall have powers as delegated by
the building official. For the maintenance of existing properties, see the International
Property Maintenance Code.
“SECTION 103 CODE ADMINISTRATION
103.1 Entity charged with code administration. The Community Development and
Neighborhood Services Department, as established by the City Code, is hereby charged
with the administration and enforcement of this code.
The building official, appointed by the City Manager, is charged with the direct overall
administration and enforcement of this code; and, in the performance of said duties, may
delegate the necessary authority to the appropriate technical, administrative, and
compliance staff under the supervision the building official.”
(4) Section 105.2 Work exempt from permit, under the heading of “Building” is amended or
added to read as follows:
“Building:
1. One-story, detached, accessory structures used as tool and storage sheds,
playhouses and similar uses, for lawn and garden equipment storage, tool storage and
similar uses, including arbors, pergolas, and similar structures, provided the floor area is
not greater than 120 square feet (11.15 m
2
)
or 8 feet (2.438 m) in height, do not house
flammable liquids in quantities exceeding 10 gallons (38 l) per building and are constructed
entirely of noncombustible materials when located less than 3 feet (0.914 m) from an
adjoining property line.
2. Fences not over 7 feet (2134 mm)6 feet (1829 mm) high.
3. Oil derricks
4. Retaining walls that are not over 4 feet (1219 mm) in height measured from the
bottom of the footing low side grade to the top of the wall, provided the horizontal distance
to the next uphill retaining wall is at least equal to the total height of the lower retaining
wall, unless supporting a surcharge or impounding Class I, II or IIIA liquids.
- 5 -
5. Water tanks supported directly upon grade if the capacity does not exceed 5,000
gallons (18,927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
6. Platforms intended for human occupancy or walking, sidewalks and driveways
not more than 30 inches (762 mm) above adjacent grade, and not over any basement
window or story below and are not part of an accessible route.
7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish
work.
8. Temporary motion picture, television and theater stage sets and scenery.
9. Prefabricated and portable swimming pools accessory to a Group R-3 occupancy
that are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18 925 L)
and are installed entirely above ground. or wading pools, hot tubs or spas if such structures
are supported directly upon grade when the walls of such structure are entirely above grade
and if such structures cannot contain water more than 24 inches (610 mm) deep.
10. Shade cloth structures constructed for nursery or agricultural purposes, not
including service systems.
11. Swings and other playground equipment accessory to detached one- and two-
family dwellings., including one elevated playhouse per lot designed and used exclusively
for play, not exceeding 64 square feet (5.9 m2)
of floor area or 6 feet (1.82 m) in height as
measured from the floor to the highest point of such structure.
12. Window awnings in Group R-3 and U occupancies, supported by an
exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall
and do not require additional support. Window replacement requiring no structural
alteration. Window replacement requiring no change in the window configuration which
reduces the size of the window opening. Window replacement when such work is
determined not to be historically significant. Storm window, storm door and rain gutter
installation.
13. Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5
feet 9 inches (1753
mm) in height.
14. Decks not exceeding 200 square feet (18.58 m2) in area that are not more than 30
inches (762 mm) above grade at any point, are not attached to a building, and do not serve
an exit door required by Chapter 10.
15. Roofing repair or replacement work not exceeding one square (100 square feet) of
covering per building.
16. Replacement of nonstructural siding when the removal of siding is performed in
accordance with State laws regarding asbestos and lead paint.
- 6 -
17. Minor work valued at less than $500 when such minor work does not involve
alteration of structural components, fire-rated assemblies, plumbing, electrical, mechanical
or fire-extinguishing systems.
18. Decorative ponds, fountains and pools no more than 24 inches (610 mm) deep.”
(5) Section 105.2 Work exempt from permit, is further amended by deleting all headings and
references under Electrical, Gas, and Mechanical.
Electrical:
1. Listed cord-and-plug connected temporary decorative lighting.
2. Reinstallation of attachment plug receptacles but not the outlets there for.
3. Replacement of branch circuit over-current devices of the required capacity in the
same location.
4. Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25
volts and not capable of supplying more than 50 watts of energy.
5. Minor repair work, including the replacement of lamps or the connection of approved
portable electrical equipment to approved permanently installed receptacles.
Gas:
1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such
equipment unsafe.
3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are
not interconnected to a power grid.
Mechanical:
1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot- or chilled-water piping within any heating or cooling equipment regulated
by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such
equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of
refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are
not interconnected to a power grid.
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if
any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it
becomes necessary to remove and replace the same with new material, such work shall be
considered as new work and a permit shall be obtained and inspection made as provided
in this code. The clearing of stoppages or the repairing of leaks in pipes, valves or
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fixtures, and the removal and reinstallation of water closets, provided such repairs do not
involve or require the replacement or rearrangement of valves, pipes or fixtures.
(6) Section 105.5 Expiration is hereby amended by adding a second paragraph to read as
follows:
“Both prior to and subsequent to the effective date of this code, any work authorized by a
permit regulated by this code or any other building construction code administered by the
building official that involves the construction or alteration of an exterior building
component, assembly or finish material, such as the foundation, wall and roof framing,
sheathing, siding, fenestration, and roof covering, shall be fully finished for permanent
outdoor exposure within 24 months of the date of the issuance of such permit, regardless of
when the permit was issued. ”
(7) Section 105.8 Transfer of permits, is added to read as follows:
“105.8 Transfer of permits. A current valid building permit may be transferred from one
party to another upon written application to the building official. When any changes are
made to the original plans and specifications that substantially differ from the plans
submitted with the permit, as determined by the building official, a new plan review fee
shall be paid as calculated in accordance with Section 109. A fee of $50 shall be paid to
cover administrative costs for all building permit transfers. No change shall be made in the
expiration date of the original permit.”
(8) Section 107.3.1 Approval of construction documents, is hereby amended to read as;
“107.3.1 Approval of construction documents. When the building official issues a permit,
the construction documents shall be approved in writing or by a stamp which states
“REVIEWED FOR CODE COMPLIANCE.”. One set of construction documents so
reviewed shall be retained by the building official. The other set shall be returned to the
applicant, shall be kept at the site of work and shall be open to inspection by the building
official or his or her authorized representative.”
(9) Section 108 Temporary Structures and Uses is deleted in its entirety.
SECTION 108 TEMPORARY STRUCTURES AND USES
[A] 108.1 General. The building official is authorized to issue a permit for temporary
structures and temporary uses. Such permits shall be limited as to time of service, but shall
not be permitted for more than 180 days. The building official is authorized to grant
extensions for demonstrated cause.
[A] 108.2 Conformance. Temporary structures and uses shall conform to the structural
strength, fire safety, means of egress, accessibility, light, ventilation and sanitary
requirements of this code as necessary to ensure public health, safety and general welfare.
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[A] 108.3 Temporary power. The building official is authorized to give permission to
temporarily supply and use power in part of an electric installation before such installation
has been fully completed and the final certificate of completion has been issued. The part
covered by the temporary certificate shall comply with the requirements specified for
temporary lighting, heat or power in NFPA 70.
[A] 108.4 Termination of approval. The building official is authorized to terminate such
permit for a temporary structure or use and to order the temporary structure or use to be
discontinued.
(10) Section 109, FEES, is hereby amended in its entirety to read as follows:
[A] 109.1 Payment of fees. A permit shall not be valid until the fees prescribed by law
have been paid, nor shall an amendment to a permit be released until the additional fee, if
any, has been paid. [A] 109.2 Schedule of permit fees. On buildings, structures, electrical,
gas, mechanical, and plumbing systems or alterations requiring a permit, a fee for each
permit shall be paid as required, in accordance with the schedule as established by the
applicable governing authority.
[A] 109.3 Building permit valuations. The applicant for a permit shall provide an
estimated permit value at time of application. Permit valuations shall include total value of
work, including materials and labor, for which the permit is being issued, such as electrical,
gas, mechanical, plumbing equipment and permanent systems. If, in the opinion of the
building official, the valuation is underestimated on the application, the permit shall be
denied, unless the applicant can show detailed estimates to meet the approval of the
building official. Final building permit valuation shall be set by the building official.
[A] 109.4 Work commencing before permit issuance. Any person who commences any
work on a building, structure, electrical, gas, mechanical or plumbing system before
obtaining the necessary permits shall be subject to a fee established by the building official
that shall be in addition to the required permit fees.
[A] 109.5 Related fees. The payment of the fee for the construction, alteration, removal or
demolition for work done in connection to or concurrently with the work authorized by a
building permit shall not relieve the applicant or holder of the permit from the payment of
other fees that are prescribed by law.
[A] 109.6 Refunds. The building official is authorized to establish a refund policy.
SECTION 109 FEES
“109.1 Payment of fees. No permit shall be valid until the fees prescribed by the City
Manager pursuant to Chapter 7.5, Article I of the City Code, entitled, ‘Administrative
Fees’, have been paid.
109.2 Related fees. The payment of the fee for the construction, alteration, removal or
demolition for work done in connection with or concurrently with the work authorized by a
building permit shall not relieve the applicant or holder of the permit from the payment of
other fees that are prescribed by law.
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109.3 Fee refunds. Any fee paid hereunder that is erroneously paid or collected shall be
refunded. The building official may authorize the refunding of 90 percent of a plan review
fee or building permit fee to the applicant who paid such fee provided the plan review is
withdrawn or cancelled and the plan review and/or work authorized under a permit issued
in accordance with this code has not commenced; and further provided that such plan
review or permit is valid and not expired as set forth in Section 105.5. Prior to authorizing
the refunding of any fee paid to the original applicant or permitee, a written request from
such party must be submitted to the City within 180 days of the date of the fee payment.”
(11) Section 113, Board of Appeals, is hereby amended in its entirety to read as follows:
SECTION 113 BOARD OF APPEALS
[A] 113.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the building official relative to the application and interpretation of
this code, there shall be and is hereby created a board of appeals. The board of appeals shall
be appointed by the applicable governing governing authority and shall hold office at its
pleasure. The board shall adopt rules of procedure for conducting its business.
[A] 113.2 Limitations on authority. An application for appeal shall be based on a claim
that the true intent of this code or the rules legally adopted thereunder have been incorrectly
interpreted, the provisions of this code do not fully apply or an equally good or better form
of construction is proposed. The board shall have no authority to waive requirements of this
code.
[A] 113.3 Qualifications. The board of appeals shall consist of members who are qualified
by experience and training to pass on matters pertaining to building construction and are
not employees of the jurisdiction.
“SECTION 113 BOARD OF APPEALS
113.1 General. The Building Review Board (hereafter "Board") established in Section 2-
117 of the City Code is hereby empowered in accordance with the procedures set forth in
this section and as authorized under Section 2-119 of the City Code to hear and decide
appeals of orders, decisions, or determinations made by the building official relative to the
application and interpretation of this code; to determine the suitability of alternative
materials or alternative methods of construction; and to grant permit extensions and
reinstatements as prescribed by Section 105.5. The building official shall serve as the
Secretary of the Board. The Board shall adopt rules of procedure for conducting its
business and shall render all decisions and findings in writing.
113.2 Applications/Hearings. When a building permit applicant or a holder of a building
permit desires relief from any decision of the building official related to the enforcement of
this code, except as is otherwise limited in Section 113.4, such building permit applicant,
building permit holder, or representative thereof may appeal the decision of the building
official to the Board, stating that such decision by the building official was based on an
erroneous interpretation of the building regulations or that an alternative design, alternative
materials and/or the alternative methods of construction proposed by the appellant are
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equivalent to those prescribed by this code, considering structural strength, effectiveness,
fire resistance, durability, safety and any other pertinent factors.
The Board shall hear and decide all appeals made to it and shall have the authority to rule
in favor of the appellant when the Board determines that the interpretation of the building
regulations of the City by the building official was erroneous, or when the Board
determines an alternative design, alternative materials and/or the alternative methods
proposed by the appellant are equivalent to those prescribed by this code, considering
structural strength, effectiveness, fire resistance, durability, safety and any other pertinent
factors. The Board shall require that sufficient evidence be submitted to substantiate any
claims made regarding the proposed alternative design, alternative materials and/or
alternative methods of construction. A quorum of 4 members shall be necessary for any
meeting of the Board.
113.3 Fees and Notification. Persons desiring to appeal to the Board any decision of the
building official as provided in this section shall, at the time of filing such appeal, pay to
the City a filing fee in the amount of $50. Written notice of hearings shall be given to the
Appellant and, with respect to requests for exceptions or variances to Section 1101.1 of this
code, to the secretary to the Commission on Disability, at least 4 days prior to the hearing
by mailing the same to such party's last known address by regular U.S. mail.
113.4 Limitations. The Building Review Board shall have no authority with respect to any
of the following functions:
1. The administration of this code except as expressly provided otherwise;
2. Waiving requirements of this code, except as provided in this section;
3. Modifying the applicable provisions of, or granting variances to, this code, or
approving the use of alternative designs, alternative materials and/or alternative methods of
construction except as provided for in this section and based upon a specific appeal from a
determination or decision of the building official on an individual case basis; and
4. Modifying, interpreting, or ruling on the applicability or intent of the zoning and
land use regulations or other laws of the City except as expressly empowered otherwise.”
(12) Section 114.4, Violation penalties is amended to read as follows:
“114.4 Violation penalties. Any person who violates a provision of this code or fails to
comply with any of the requirements thereof or who erects, constructs, alters or repairs a
building or structure in violation of the approved construction documents or directive of the
building official, or of a permit or certificate issued under the provisions of this code, shall
be subject to penalties as prescribed by law. shall be guilty of a misdemeanor and shall be
subject to the penalties and fines specified in Section 1-15 of the City Code.”
(13) Section 114.5 Work commencing before permit issuance, is added to read as follows:
“114.5 Work commencing before permit issuance. In addition to the penalties set forth
in 114.4, any person or firm who, before obtaining the necessary permit(s), commences
any construction of, or work on, a building, structure, electrical, gas, mechanical or
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plumbing system that is not otherwise exempted from obtaining a permit, shall be subject
to a fine in addition to the standard prescribed permit fee. Said fine shall be equal in
amount to the permit fee, except that it shall not be less than $50 nor more than $1,000
for the first such violation. A person or firm committing the same such violation
repeatedly shall be subject to a fine equal to double the amount of the permit fee or
double the amount of the fee imposed for the preceding violation, whichever is greater,
for every such subsequent violation committed within 180 days of a previous violation.
Said fines may be appealed to the City Manager pursuant to Chapter 2, Article VI of the
City Code.”
(14) Section 202, DEFINITIONS, terms are hereby amended or added in alphabetical sequence
in the following respects:
“COMMISSIONING. A process to verify and document that the selected building and
systems have been designed, installed, and function in accordance with the construction
documents, manufacturers’ specifications, and minimum code requirements.
DWELLING. A building used exclusively for residential occupancy and for permitted
accessory uses, including single-family dwellings, two-family dwellings and multi-family
dwellings, and which contains: (a) a minimum of 800 square feet of floor area, or (b) in the
case of a dwelling to be constructed on the rear portion of a lot in the L-M-N, M-M-N, N-
C-L, N-C-M, N-C-B, C-C-N, C-C-R, H-C or E zone districts, a minimum of 400 square
feet of floor area, so long as a dwelling already exists on the front portion of such lot. The
term dwelling shall not include hotels, motels, tents or other structures designed or used
primarily for temporary occupancy. Any dwelling shall be deemed to be a principal
building.
DWELLING UNIT. One or more rooms and a single kitchen and at least 1 bathroom,
designed, occupied or intended for occupancy as separate quarters for the exclusive use of a
single family for living, cooking and sanitary purposes, located in a single-family, two-
family or multi-family dwelling or mixed-use building.
FAMILY. Any number of persons who are all related by blood, marriage, adoption,
guardianship or other duly authorized custodial relationship, and who live together as a
single housekeeping unit and share common living, sleeping, cooking and eating facilities.
FIRE CONTAINMENT AREA. A portion of a story or basement which is totally
enclosed by not less than one-hour fire-resistive construction and, as prescribed in Section
709, entitled Fire Partitions and in Section 710, entitled Smoke Barriers. Openings other
than doors and ducts shall be protected as specified in Section 715.5 and shall be limited to
a maximum of 25 percent of any one wall. Self-closing devices may be used in place of
automatic closing devices on doors unlikely to be fixed open during normal conditions.
Examples are doors at toilet rooms, closets and small storage rooms and similar areas.
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GRADE (ADJACENT GROUND ELEVATION). The lowest point of elevation of the
finished surface of the ground, paving or sidewalk between the building and the property
line or, when the property line is more than 5 feet (1.524 m) from the building, between the
building and a line 5 feet (1.524 m) from the building.
ROOM, SLEEPING (BEDROOM). A habitable room within a dwelling or other
housing unit designed primarily for the purpose of sleeping. The presence of a bed, cot,
mattress, convertible sofa or other similar furnishing used for sleeping purposes shall be
prima facie evidence that such space or room is a sleeping room. The presence of closets or
similar storage facilities shall not be considered relevant factors in determining whether or
not a room is a sleeping room.
TOWNHOUSE. A single-family dwelling unit constructed as part of a group of three two
or more attached individual dwelling units, in which each unit extends from the foundation
to roof and with open space on at least two sides. each of which is separated from the other
from the foundation to the roof and is located entirely on a separately recorded and platted
parcel of land (site) bounded by property lines, which parcel is deeded exclusively for such
single-family dwelling.
VOLATILE ORGANIC COMPOUND (VOC): Any compound of carbon, excluding
carbon monoxide, carbon dioxide, carbonic acid, metallic carbides or carbonates, and
ammonium carbonate, which participates in atmospheric photochemical reactions. VOCs
include a variety of chemicals, some of which may have short-and long-term adverse health
effects emitted as gases from certain solids or liquids.”
(15) Section 419.1General is amended to read as follows:
“419.1 General. A live/work unit is a dwelling unit or sleeping unit in which a significant
portion of the space includes a nonresidential use that is operated by the tenant and shall
comply with Sections 419.1 through 419.8.
Exception:
Dwelling or sleeping units that include an office that is less than 10 percent 20 percent of
the area of the dwelling unit shall not be classified as a live/work unit.”
(16) Section 501.3 Premises Identification is hereby added to read as follows:
“501.3 Premises Identification During Construction. The approved permit number and
street address number shall be displayed and be plainly visible and legible from the public
street or road fronting the property on which any building is being constructed or
remodeled.”
(17) Section 505.2.1 Area Limitation is amended by adding a new exception number 3 to read as
follows:
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“3. Within individual dwelling units of Group R occupancies, the maximum aggregate area
of a mezzanine may be equal to one-half of the area of the room in which it is located,
without being considered an additional story. The mezzanine may be closed to the
room in which it is located as long as exits from the mezzanine are in conformance with
Section 505.2.2.”
(18) Section 705.3 Buildings on the same lot is amended by adding a third paragraph to read as
follows:
“Lines or walls which are established solely to delineate individual portions of a building
or of a planned unit development (PUD) need not be considered as property lines for the
purposes of this code, provided that such building is entirely located on property which is
under common ownership and further provided that required distances, set forth in Section
503.1.2 for assumed property lines between buildings located on the same property, are
maintained.”
(19) Table 903.1 Maximum Allowable Fire-Containment Area is added as follows:
“TABLE 903.1
MAXIMUM ALLOWABLE FIRE-CONTAINMENT AREA
(IN SQUARE FEET)
Types of Construction
Occupancy I A I B II A II B III A III B IV-HT VA VB
A1 10,000 10,000 NP NP NP NP NP NP NP
A2, 10,000 10,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000
A3, 4 10,000 10,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000
B, F1, S1, S2
M, U
10,000 10,000 7,000 5,000 7,000 5,000 7,000 7,000 5,000
F2 20,000 20,000 10,000 7,000 10,000 7,000 10,000 10,000 5,000
E 10,000 10,000 7,000 5,000 7,000 5,000 7,000 7,000 5,000
NP = Not Permitted
Exception:
S2 Open parking garages in accordance with Section 406.5”
(20) Section 903.2 Where required, is amended by adding an exception number 2 to read as
follows:
“2. Except for Group R Occupancies, an automatic sprinkler system shall be installed in all
buildings which are not divided into fire containment areas as specified in Table 903.1.”
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(21) Section 903.2.11.1.3 Basements is amended by deleting potions of the sentence to read as
follows:
“903.2.11.1.3 Basements. Where any portion of a basement is located more than 75 feet
(22 860 mm) from openings required by Section 903.2.11.1, or where walls, partitions or
other obstructions are installed that restrict the application of water from hose streams, the
basement shall be equipped throughout with an approved automatic sprinkler system.”
(22) Section 903.3.1.2 NFPA 13R sprinkler systems
“903.3.1.2 NFPA 13 Group R sprinkler systems. Effective August 1, 2014, Automatic
sprinkler systems in Group R occupancies up to and including four stories in height shall be
permitted to be installed throughout in accordance with NFPA 13R Section 903.3.1.1.”
(23) Section 907.2.11 Single- and multiple-station smoke alarms is amended by adding a
second paragraph thereto to read as follows:
“When one or more sleeping rooms are added or created in existing Group R Occupancies,
the entire building shall be provided with smoke detectors located and installed as required
for new Group R Occupancies as described herein.”
(24) Section 908.7 Carbon monoxide alarms is amended by deleting the exception:
Exception: Sleeping units or dwelling units which do not themselves contain a fuel-
burning appliance or have an attached garage, but which are located in a building with a
fuel-burning appliance or an attached garage, need not be equipped with single-station
carbon monoxide alarms provided that:
1. The sleeping unit or dwelling unit is located more than one story above or below
any story which contains a fuel-burning appliance or an attached garage;
2. The sleeping unit or dwelling unit is not connected by duct work or ventilation
shafts to any room containing a fuel-burning appliance or to an attached garage; and
3. The building is equipped with a common area carbon monoxide alarm system.
(25) Section 1007.3 Stairways, Exceptions 1, 2 are amended to read as follows:
“Exceptions:
1. The clear width of 48 inches (1219 mm) between handrails is not required in buildings
not more than 4 stories above grade plane equipped throughout with an automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2.
2. Areas of refuge are not required at stairways in buildings not more than 4 stories above
grade plane equipped throughout by an automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2.”
(26) Section 1007.4 Elevators is amended by adding a new exception #5 to read as:
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“5. Elevators in buildings not more than 4 stories above grade plane are not required to be
considered an accessible means of egress when the building is equipped throughout with an
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2.”
(27) Section 1007.8 Two-way communication exception #1 is amended to read as follows:
Exception:
“1. Two-way communication systems are not required at the elevator landing where the
two-way communication system is provided within of buildings not required to provide
areas of refuge in accordance with Section 1007.4.”
(28) Section 1008.1.5 Floor elevation is amended by adding a second paragraph to read as
follows:
“All exterior steps, slabs, walks, decks and patios serving as exterior door landings or
exterior stairs shall be adequately and permanently secured in place by approved methods
to prevent such landings or stairs from being undermined or subject to significant
displacement due to improper placement of supporting backfill or due to inadequate
anchoring methods.”
(29) Section 1008.1.5 Floor elevation is further amended by adding a new, Exception 6, to read
as follows:
“6. Exterior doors serving individual dwelling units, other than the main entrance door to a
dwelling unit, may open at one intervening exterior step that is equally spaced between the
interior floor level above and exterior landing below, provided that the step has a minimum
tread depth of 12 inches, a maximum riser height of 7 ¾ inches (7.75”), and a minimum
width equal to the door width, and further provided that the door does not swing over the
step.”
(30) Section 1009.15 Handrails is amended to read as follows:
“1009.15 Handrails. Stairways of more than 1 riser shall have handrails on each side and
shall comply with Section 1012. Where glass is used to provide the handrail, the handrail
shall also comply with Section 2407.”
(31) Section 1013.8 Window Sills is amended to read as follows:
“1013.8 Window sills. In Occupancy Groups R-2 and R-3, one- and two-family and
multiple-family dwellings, where the opening of the sill portion of an operable window is
located more than 72 inches (1829 mm) above the finished grade or other surface below,
the lowest part of the clear opening of the window shall be at a height not less than 36
inches (915 mm) 24 inches (304.8 mm) above the finished floor surface of the room in
which the window is located. Operable sections of windows shall not permit openings that
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allow passage of a 4-inch-diameter (102 mm) sphere where such openings are located
within 36 inches (915 mm) 24 inches (304.8 mm) of the finished floor.
Exceptions:
1. Operable windows where the sill portion of the opening is located more than 75 feet
(22 860 mm) above the finished grade or other surface below and that are provided
with window fall prevention devices that comply with ASTM F 2006.
2. Windows whose openings will not allow a 4 inch diameter (102 mm) sphere to pass
through the opening when the window is in its largest opened position.
3. Openings that are provided with non-removable window fall prevention devices that
comply with ASTM F 2090.
4. Windows that are provided with non-removable window opening control devices that
comply with Section 1013.8.1.
5. Emergency escape and rescue windows shall be installed per Section 1029.”
(32) Section 1013.9 Below grade openings is amended by adding a new section read as follows:
“1013.9 Below grade openings. All area wells, stair wells and light wells attached to any
building that are located less than 36 inches from the nearest intended walking surface and
deeper than 36 inches below the surrounding ground level, creating an opening with a
horizontal dimension greater than 24 inches measured perpendicularly from the building,
with the side walls of such well having a slope steeper than 2 horizontal to 1 vertical, shall
be protected with guardrails conforming to this Section around the entire opening, or be
provided with an equivalent barrier.
Exceptions:
1. The access side of stairways need not be barricaded.
2. Area wells provided for emergency escape and rescue windows may be protected with
approved grates or covers that comply with Section 1029.4 of this code.
3. Covers and grates may be used over stairways and other openings used exclusively for
service access or for admitting light or ventilation.”
(33) Section 1029.1 General Exceptions 1 is hereby amended to read as follows:
Exceptions:
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“1. Basements with a ceiling height of less than 80 inches (2032 mm) 72 inches (1828.8
mm) shall not be required to have emergency escape and rescue openings.”
(34) Section 1029.3.1 Minimum height from floor is added to read as follows:
“1029.3.1 Minimum height from floor. Emergency escape and rescue openings shall
have the bottom of the clear opening not less than 24 inches (609.6 mm) measured from the
floor.”
(35) Section 1029.5 Window Wells is amended by adding a new exception to read as follows:
“Exception:
With the window in the full open position, the bottom window well step may encroach a
maximum of 12 inches (304 mm) into the minimum horizontal projection, provided the
well meets the criteria of 1 and 2 below:
1. The bottom of the well is not less than 36 inches wide (914 mm), centered
horizontally on the openable portion of the emergency escape and rescue door or
window, and
2. An unobstructed clear horizontal projection of 36 inches (914 mm) is maintained at the
centerline of the openable portion of the emergency escape and rescue door or window.”
(36) Section 1029.5.3 Drainage is hereby added to read as:
“1029.5.3 Drainage. Window wells shall be designed for proper drainage by connecting
to the building’s foundation drainage system required by Section 1805.4.2 or by an
approved alternative method. The inlet to the drainage system shall be a minimum of 4
inches (101 mm) below the window sill. Where no drains are required, the window well
surface shall be a minimum of 4 inches (101 mm) below the window sill.
Exceptions:
1. A drainage system for window wells is not required when the foundation is on well-
drained soil or sand-gravel mixture soils as determined by the foundation engineer of
record.
2. A drainage system is not required for new window wells on additions to existing
dwellings.”
(37) Section 1101.2 Design is amended to read as follows:
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“1101.2 Design. Buildings and facilities shall be designed and constructed to be accessible
in accordance with this code and the most recently published edition of ANSI A117.1 as
referenced by the building official.”
(38) Section 1103.1 Where required is amended by adding a second and third paragraphs to read
as follows:
“When the Building Review Board considers granting exceptions or variances either to this
chapter pursuant to Section 113 of this code or to Colorado Statutes pursuant to Section 9-
5-102, C.R.S., it shall require the applicant requesting the exception or variance to
demonstrate that the application of a particular standard or specification relating to access
for persons with disabilities would impose an extraordinary hardship on the subject
property. For the purposes of this Section, an extraordinary hardship shall mean a
substantial and unusual hardship which is the direct result of unique physical site
conditions such as terrain, topography or geology, or which is the direct result of other
unique or special conditions encountered on the subject property, but which are not
typically encountered elsewhere in the City. Constraints, complications or difficulties that
may arise by complying with this chapter and/or with the statutory standards for
accessibility but that do not constitute an extraordinary hardship shall not serve to justify
the granting of an exception or variance.”
(39) Section 1107.2 Design is amended by adding a second and third paragraph to read as
follows:
“When any building or buildings, classified as Group R, Division 1 or Group R, Division 2
Occupancy, are constructed as a single building project (or any phase thereof) on any one
site, and such building project (or phase) contains one or more accessible dwelling units as
required by this chapter or Colorado law, said building project (or phase) shall be
constructed such that all such required accessible dwelling units in such building project (or
phase) provide the same functional features as are provided in the nonaccessible units in
such building project (or phase). Furthermore, all such functional features except dwelling
unit bedroom-types shall be provided in the same proportion as in the nonaccessible units.
Not less than 50 percent of the required accessible dwelling units shall be constructed with
the distribution of accessible dwelling unit bedroom-types being proportionally the same as
the distribution of nonaccessible dwelling unit bedroom-types, provided that at least one of
each dwelling unit bedroom-type constructed in the building project (or phase) shall be an
accessible dwelling unit.
For purposes of this Section, the following definitions shall apply. Dwelling unit bedroom-
type shall mean the number of bedrooms within the dwelling unit. Functional feature shall
mean a closet, garage, carport, patio, deck, additional room (such as a bedroom, bathroom,
den, storeroom, laundry or similar room) or any other significant feature built at the time of
original construction that offers occupants improved convenience or comfort. Aesthetic or
decorative features such as colors, architectural design elements, trim and finish materials,
decorative heating appliances not providing the primary comfort heat source, lighting
fixture style, cabinet and hardware style, plumbing fixture style, the type and location of
- 19 -
windows and glazed lights, or any similar miscellaneous features shall not be construed as
functional features.”
(40) Section 1203.3 Under-floor ventilation is hereby amended in its entirety to read as follows:
1203.3 Under-floor ventilation. The space between the bottom of the floor joists and the
earth under any building except spaces occupied by basements or cellars shall be provided
with ventilation openings through foundation walls or exterior walls. Such openings shall
be placed so as to provide cross ventilation of the under-floor space.
1203.3.1 Openings for under-floor ventilation. The net area of ventilation openings shall
not be less than 1 square foot for each 150 square feet (0.67 m2 for each 100 m2) of crawl-
space area. Ventilation openings shall be covered for their height and width with any of the
following materials, provided that the least dimension of the covering shall be not greater
than 1/4 inch (6 mm):
1. Perforated sheet metal plates not less than 0.070 inch (1.8 mm) thick.
2. Expanded sheet metal plates not less than 0.047 inch (1.2 mm) thick.
3. Cast-iron grilles or gratings.
4. Extruded load-bearing vents.
5. Hardware cloth of 0.035 inch (0.89 mm) wire or heavier.
6. Corrosion-resistant wire mesh, with the least dimension not greater than 1/8 inch (3.2
mm).
1203.3.2 Exceptions. The following are exceptions to Sections 1203.3 and 1203.3.1:
1. Where warranted by climatic conditions, ventilation openings to the outdoors are not
required if ventilation openings to the interior are provided. 2. The total area of ventilation
openings is permitted to be reduced to 1/1,500 of the under-floor area where the ground
surface is covered with a Class I vapor retarder material and the required openings are
placed so as to provide cross ventilation of the space. The installation of operable louvers
shall not be prohibited.
3. Ventilation openings are not required where continuously operated mechanical
ventilation is provided at a rate of 1.0 cubic foot per minute (cfm) for each 50 square feet
(1.02 L/s for each 10 m2) of crawl space floor area and the ground surface is covered with
a Class I vapor retarder.
4. Ventilation openings are not required where the ground surface is covered with a Class I
vapor retarder, the perimeter walls are insulated and the space is conditioned in accordance
with the International Energy Conservation Code.
5. For buildings in flood hazard areas as established in Section 1612.3, the openings for
under-floor ventilation
shall be deemed as meeting the flood opening requirements of ASCE 24 provided that the
ventilation openings are designed and installed in accordance with ASCE 24.
“1203.3 Under-floor ventilation All exposed earth in a crawl space shall be covered with
a continuous Class I vapor retarder. Joints of the vapor retarder shall overlap by 6 inches
(152 mm) and shall be sealed or taped. The edges of the vapor retarder shall extend at least
6 inches (152 mm) up the perimeter stem wall and any footing pads on grade, and be
permanently attached and sealed to the stem wall or footing pads.
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1203.3.1 Crawl space. Crawl spaces shall be designed and constructed to be inside the
building thermal envelope, in accordance with the insulation and air sealing requirements
for crawl space walls and rim joists of Section N1102 of the International Residential
Code as amended or the International Energy Conservation Code as amended. Crawl
spaces shall not be vented to the exterior. They shall be conditioned using one of the
following approaches:
1. Continuously operated mechanical exhaust ventilation at a rate equal to 1 cubic foot per
minute (0.47 L/s) for each 50 square feet (4.7m2) of crawl space floor area, including an
air pathway to the common area (such as a duct or transfer grille);
2. Conditioned air supply sized to deliver at a rate equal to 1 cubic foot per minute (0.47
L/s) for each 50 square feet (4.7 m2) of under-floor area, including a return air pathway to
the common area (such as a duct or transfer grille);
3. Plenum in existing structures complying with Section M1601.5, if under-floor space is
used as a plenum.
Exception:
Crawl spaces shall be permitted to be designed and constructed as unconditioned spaces,
outside the building thermal envelope, provided the following requirements are met:
1. The floor above the crawl space is part of the building thermal envelope. It shall meet
the insulation requirements of Table N1102.1.1 of this code and shall be air-sealed in
accordance with Section N1102.4.1 of this code.
2. Ventilation openings shall be placed through foundation walls or exterior walls. The
minimum net area of ventilation openings shall not be less than 1 square foot (0.0929
m2) for each 1,500 square feet (140 m2) of under-floor space area. One such
ventilating opening shall be within 3 feet (914 mm) of each corner of the building.
3. Ventilation openings shall be covered for their height and width with any of the
following materials provided that the least dimension of the covering shall not exceed
1/4 inch (6.4 mm):
a. Perforated sheet metal plates not less than 0.070 inch (1.8 mm) thick.
b. Expanded sheet metal plates not less than 0.047 inch (1.2 mm) thick.
c. Cast-iron grill or grating.
d. Extruded load-bearing brick vents.
e. Hardware cloth of 0.035 inch (0.89 mm) wire or heavier.
f. Corrosion-resistant wire mesh, with the least dimension being one-eighth (1/8) inch
(3.2 mm) thick.
4. The installation of operable louvers is allowed.”
Mechanical ventilation systems for spaces under below grade floors shall be designed by a
professional engineer, addressing moisture controls and by approved methods considering
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the impact of negative pressures created by exhaust fans, clothes dryers and similar
appliances.
1203.3.2 Ventilated under-floor spaces. Floor systems above ventilated under-floor
spaces, or floors open to the exterior with no enclosed space below shall be insulated to R-
30 in accordance with the adopted International Energy Conservation Code Table 402.1.1.
The floor system shall be sealed to prevent heat loss and air infiltration.”
(41) Section 1211 Radon-Resistant Construction is hereby added to read as follows:
“1211 – Radon-resistant construction
1211.1 Scope. The provisions of this code shall apply to new R-2 Occupancies, new I-1
occupancies, and new I-2 nursing homes.
1211.1.1 Purpose. The purpose of this code is to provide minimum requirements to
enhance the public safety, health and general welfare, through construction methods
designed and installed to resist entry of radon gas into the occupied spaces of buildings
regulated by this code.
1211.2 - Definitions
1211.2.1 General. For the purpose of these requirements, the terms used shall be defined
as follows:
FOUNDATION DRAIN SYSTEM. A continuous length of drain tile, perforated pipe,
or filter mat extending around all or part of the internal or external perimeter of a
basement or crawl space footing designed to collect and drain away excess subsurface
water.
RADON. A naturally occurring, chemically inert, radioactive gas that is not detectable
by human senses, that can move readily through particles of soil and rock, and that can
accumulate under the slabs and foundations of homes where it can easily enter the living
space through construction cracks and openings.
SOIL-GAS-RETARDER. A continuous membrane of 3-mil (0.075 mm) cross-linked
polyethylene or other equivalent material used to retard the flow of soil gases into a
building.
SUBFLOOR. A concrete slab or other approved permanent floor system that directly
contacts the ground and is within the walls of the living spaces of the building.
SUB-MEMBRANE DEPRESSURIZATION SYSTEM. A system designed to achieve
lower sub-membrane air pressure relative to crawl space air pressure by use of a vent
drawing air from beneath the soil-gas-retarder membrane.
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SUB-SLAB DEPRESSURIZATION SYSTEM (Passive). A system designed to
achieve lower sub-slab air pressure relative to indoor air pressure by use of a vent pipe
routed through the conditioned space of a building and connecting the sub-slab area with
outdoor air, thereby relying on the convective flow of air upward in the vent to draw air
from beneath the slab.
1211.3 - Requirements
1211.3.1 General. The following required construction methods are intended to resist
radon entry and prepare the building for post-construction radon mitigation.
1211.3.2 Subfloor preparation. A layer of gas-permeable material shall be placed under
all subfloors. The gas-permeable layer shall consist of one of the following methods
except that where fills of aggregate size less than that described in Method 1 are used
beneath a slab, Method 2,3, 4, or 5 must be used.
1. A uniform layer of clean aggregate, a minimum of 4 inches (102 mm) thick. The
aggregate shall consist of material that will pass through a 2 inch (51 mm) sieve and be
retained by a 1/4 inch (6.4 mm) sieve. In buildings where interior footings or other
barriers separate sub-grade areas, penetrations through the interior footing or barrier
equal to a minimum of 12 square inches (0.094 m
2
) per 10 feet (3.048 m) of barrier
length shall be provided. A minimum of 2 penetrations shall be provided per separation
and be evenly spaced along the separation.
Exception:
In buildings where interior footings or other barriers separate the sub-grade area,
separate radon vent pipes may be installed for each sub-grade area as specified in
Section 1211.5.2 in place of penetrations through the barrier.
2. A foundation drain pipe system installed under concrete floor slab areas less than
2,000 square feet (186 m
2
), consisting of a continuous loop of minimum 3 inch (76
mm) diameter perforated pipe shall be laid in the sub-grade with the top of the pipe
located 1-inch (25.4 mm) below the concrete slab. The pipe may be rigid or flexible but
shall have perforations fully around the circumference with a free air space equal to
1.83 square inches per square foot (127 cm
2
/m
2
) of exterior pipe surface area. Such pipe
shall be wrapped with approved filter material to prevent blocking of pipe perforations.
The pipe loop shall be located inside of the exterior perimeter foundation walls not
more than 12 inches (305 mm) from the perimeter foundation walls. In buildings where
interior footings or other barriers separate the sub-grade area, the loop of pipe shall
penetrate or pass beneath such interior footings or barriers. For slab areas greater than
2,000 square feet (186 m
2
) but less than 4,000 square feet (372 m
2
), the preceding
configuration may be used, provided a minimum of 4 inch diameter (102 mm) pipe is
installed. Slabs in excess of 4,000 square feet (372 m
2
) shall have under them separate
loops for every additional 2,000 square feet (186 m
2
) of slab area when 3 inch (76 mm)
diameter pipe is used, or slabs may have separate loops provided for each additional
- 23 -
increment in area between 2,000 square feet (186 m
2
) and 4,000 square feet (372 m
2
)
when 4-inch (102 mm) diameter pipe is used.
3. A foundation drain soil gas collection mat system installed under concrete floor slab
areas of 2,000 square feet (186 m
2
) or less, consisting of a continuous rectilinear loop of
soil gas collection mat or drainage mat having minimum dimensions of 1 inch in height
by 12 inches in width (25.4 mm in height x 305 mm in width) and a nominal cross-
sectional air flow area of 12 square inches (0.0078 m
2
) may be laid on top of the sub-
grade. The mat shall be constructed of a matrix that allows for the movement of air
through it and be capable of supporting the concrete placed upon it. The matrix shall be
covered by approved filter material on all four sides to prevent dirt or concrete from
entering the matrix. All breaches and joints in the filter material shall be repaired prior
to the placement of the slab. The loop shall be located inside the exterior perimeter
foundation walls and within 12 inches (305 mm) from the perimeter foundation walls.
In buildings where interior footings or other barriers separate the sub-grade area, the
mat shall penetrate these interior footings or barriers to form a continuous loop around
the exterior perimeter.
Slabs larger than 2,000 square feet (186 m
2
) but less than 4,000 square feet (372 m
2
)
shall have under them an additional strip of mat that bisects the loop forming two areas
approximately equally divided by the two halves of the rectilinear loop. Slabs larger
than 4,000 square feet (372 m
2
) shall have separate loops for each 2,000 (186 m
2
)
square feet, or for each 4,000 square feet (372 m2) if a loop is bisected as specified in
the preceding configuration.
4. A uniform layer of sand (native or fill), a minimum of 4 inches (102 mm) thick,
overlain by a layer or strips of geo-textile drainage matting designed to allow the lateral
flow of soil gases.
5. Other materials, systems or floor designs with demonstrated capability to permit
depressurization across the entire sub-floor area.
1211.3.3 Entry routes. Potential radon entry routes shall be closed in accordance with
Sections 1211.3.4.1 through 1211.3.4.8
1211.3.3.1 Floor openings. Openings around bathtubs, showers, water closets, pipes,
wires or other objects that penetrate concrete slabs or other floor assemblies shall be
filled with a polyurethane caulk or equivalent sealant applied in accordance with the
manufacturer's recommendations.
1211.3.3.2 Concrete joints. All control joints, isolation joints, construction joints and
any other joints in concrete slabs or between slabs and foundation walls shall be sealed
with a caulk or sealant. Gaps and joints shall be cleared of loose material and filled with
polyurethane caulk or other elastomeric sealant applied in accordance with the
manufacturer's recommendations.
- 24 -
1211.3.3.3 Condensate drains. Condensate drains shall be trapped or routed through
non-perforated pipe to daylight.
1211.3.3.4 Sumps. Sump pits open to soil or serving as the termination point for sub-
slab or exterior drain tile loops shall be covered with a gasketed or otherwise sealed lid.
Sumps used as the suction point in a sub-slab depressurization system shall have a lid
designed to accommodate the vent pipe. Sumps used as a floor drain shall have a lid
equipped with a trapped inlet and view port.
1211.3.3.5 Foundation walls. Hollow block masonry foundation walls shall be
constructed with either a continuous course of solid masonry, one course of masonry
grouted solid, or a solid concrete beam at or above finished ground surface to prevent
passage of air from the interior of the wall into the living space. Where a brick veneer
or other masonry ledge is installed, the course immediately below that ledge shall be
sealed. Joints, cracks or other openings around all penetrations of both exterior and
interior surfaces of masonry block or wood foundation walls below the ground surface
shall be filled with polyurethane caulk or equivalent sealant. Penetrations of concrete
walls shall be filled.
1211.3.3.6 Dampproofing. The exterior surfaces of portions of concrete and masonry
block walls below the ground surface shall be damp-proofed in accordance with
Section 1805.
1211.3.3.7 Air-handling units. Air-handling units in crawl spaces shall be sealed to
prevent air from being drawn into the unit.
Exception:
Units with gasketed seams or units that are otherwise sealed by the manufacturer to
prevent leakage.
1211.3.3.8 Ducts. Ductwork passing through or beneath a slab shall be of seamless
material unless the air-handling system is designed to maintain continuous positive
pressure within such ducting. Joints in such ductwork shall be sealed to prevent air
leakage. Ductwork located in crawl spaces shall have all seams and joints sealed by
closure systems in accordance with the International Mechanical Code.
1211.3.4 Sub-membrane depressurization system. In buildings with interior structural
floors directly above under-floor spaces containing exposed soil surfaces that are not
protected by a sub-slab depressurization system, the following components of sub-
membrane depressurization system shall be installed during construction.
Exception:
Buildings in which an approved mechanical ventilation system complying with Section
1203 or such other equivalent system that provides equivalent depressurization across
- 25 -
the entire sub-membrane area as determined by the building official is installed in the
under-floor spaces.
1211.3.4.1 Ventilation. Crawl spaces and similar under-floor spaces shall be provided
with ventilation complying with Section 1203.
1211.3.4.2 Soil-gas-retarder. The exposed soil in under-floor spaces shall be covered
with a continuous layer of soil-gas-retarder. Such groundcover joints shall overlap 6
inches (152 mm) and be sealed or taped. The edges of the groundcover shall extend a
minimum of 6 inches (152 mm) up onto all foundation walls enclosing the under-floor
space and shall be attached and sealed to foundation walls in an approved manner.
1211.3.4.3 Vent pipe riser. A plumbing tee or other approved connection shall be
inserted horizontally beneath the sheeting and connected to a 3- or 4-inch-diameter (76
mm or 102 mm) fitting with a vertical vent pipe installed through the sheeting. The vent
pipe shall be extended up through the building floors, and shall terminate at least 12
inches (305 mm) above the roof in a location at least 10 feet (3.048 m) away from any
window or other opening into the conditioned spaces of the building at a point that is
less than 2 feet (0.610 m) below the exhaust point and 10 feet (3.048 m) from any
window or other opening in adjoining or adjacent buildings.
1211.3.5 Sub-slab depressurization system. The following components of a sub-slab
depressurization system shall be installed during construction under basement or slab-on-
grade floors.
1211.3.5.1 Vent pipe riser. A minimum 3-inch-diameter (76 mm) ABS, PVC or
equivalent gas-tight pipe shall be embedded vertically into the sub-slab aggregate or
other permeable material before the slab is cast. A 'T' fitting or equivalent method shall
be used to ensure that the pipe opening remains within the sub-slab permeable material.
Alternatively, the 3-inch (76 mm) pipe shall be inserted directly into an interior
perimeter drain tile loop or through a sealed sump cover where the sump is exposed to
the sub-slab aggregate or connected to it through a drainage system.
All vent pipes shall be extended up through the building floors and shall terminate at
least 12 inches (305 mm) above the surface of the roof in a location at least 10 feet
(3.048 m) away from any window, air intake, or other opening into the conditioned
spaces of the building at a point that is less than 2 feet (0.610 m) below the exhaust
point, and 10 feet (3.048 m) from any window or other opening in adjoining or adjacent
buildings. The discharge end of vent pipe terminations shall be unobstructed and
protected from small animal entry with a corrosion-resistant screen having openings
between ¼ inch (6.4 mm) and ½ inch (12.7 mm).
1211.3.5.2 Multiple vent pipes. In buildings where interior footings or other barriers
separate the sub-slab aggregate or other gas-permeable material, each area shall be
fitted with an individual vent pipe. Vent pipes shall connect to a single vent that
- 26 -
terminates above the roof or, in the alterantive, each individual vent pipe shall terminate
separately above the roof.
1211.3.6 Vent pipe drainage. All components of the radon vent pipe system shall be
installed to provide positive drainage to the ground beneath the slab or soil-gas retarder.
1211.3.7 Vent pipe accessibility. Radon vent pipes shall be accessible for fan installation
through an attic or other area outside the habitable space.
Exception:
The radon vent pipe need not be accessible in an attic space where an approved roof-top
electrical supply is provided.
1211.3.8 Vent pipe identification and notification. All exposed and visible interior
radon vent pipes shall be conspicuously identified with at least one label on each floor
and in attics provided with access openings. The label shall read substantially as follows:
Radon Reduction System. In addition to the preceding label, a notice shall be placed in a
conspicuous area near the vent pipe that includes the following statement:
“This radon reduction system is not required to be tested and is a 'passive' system,
relying entirely on natural ventilation. Occupants are advised to test for radon and take
remedial action as necessary by installing a continuously operating fan located in the
vent pipe (access typically provided in the attic) and connected to the nearby provided
electrical outlet. Call 1-800-767-radon for more information.”
1211.3.9 Combination foundations. Combination basement/crawl space or slab-on-
grade/crawl space foundations shall have separate radon vent pipes installed in each type
of foundation area. Each radon vent pipe shall terminate above the roof or shall be
connected to a single vent that terminates above the roof.
1211.3.10 Building depressurization. Joints in air ducts and plenums in unconditioned
spaces shall be substantially air tight and permanently sealed with an approved sealant,
mastic, or other approved methods. Thermal envelope air infiltration requirements shall
comply with the energy conservation provisions in the energy conservation code
currently enacted by the City. Firestopping shall be in conformance with the most recent
general building code enacted by the City.
1211.3.11 Provisions for future depressurization fan installation. Permanent
provisions shall be made for the future installation of an in-line fan to be connected to
every radon vent pipe. Such designated fan locations shall be outside of the conditioned
envelope of the building, such as in the attic, garage and similar locations, excluding
crawl spaces and other interior under-floor spaces. Designated locations shall
accommodate an unobstructed permanent cylindrical space with the following minimum
dimensions: 12 inches (305 mm) measured radially around the radon vent pipe along a
vertical distance of 30 inches (760 mm). Designated fan locations shall be permanently
- 27 -
accessible for servicing and maintenance. An electrical circuit shall be provided within 4
feet (1.219 m) of and within sight from designated fan locations. Such circuit shall have a
means of positive disconnection and be terminated in an approved electrical outlet in
accordance with the applicable current electric code.
1211.3.11.1 Depressurization fan system activation. When a passive system
constructed in accordance with this code is to be converted to an active system, an
approved in-line fan shall be installed in a designated fan location as specified in
Section 1211.11.1. Additionally, an approved permanent electric light fixture and in-
line pipe couplings that facilitate fan replacement shall be provided. The in-line fan
shall be designed to operate continuously for a period of not less than 5 years and have
a minimum air-flow rating as established by the building official. A readily accessible
manometer or other approved warning device that notifies occupants of a fan
malfunction by a visible or audible signal shall be installed within the dwelling unit.”
(42) Section 1404.9 Vinyl siding is hereby amended in its entirety to read as:
1404.9 Vinyl siding. Vinyl siding shall be certified and labeled as conforming to the
requirements of ASTM D 3679 by an approved quality control agency.
“Section 1404.9 Vinyl siding shall not be installed on new buildings within the limits of
the City of Fort Collins.”
(43) Section 1404.12 Polypropylene siding is hereby amended in its entirety to read as:
1404.12 Polypropylene siding. Polypropylene siding shall be certified and labeled as
conforming to the requirements of ASTM D 7254 and those of Section 1404.12.1 or
1404.12.2 by an approved quality control agency. Polypropylene siding shall be installed in
accordance with the requirements of Section 1405.18 and in accordance with the
manufacturer’s installation instructions. Polypropylene siding shall be secured to the
building so as to provide weather protection for the exterior walls of the building.
1404.12.1 Flame spread index. The certification of the flame spread index shall be
accompanied by a test report stating that all portions of the test specimen ahead of the
flame front remained in position during the test in accordance with ASTM E 84 or UL 723.
1404.12.2 Fire separation distance. The fire separation distance between a building with
polypropylene siding and the adjacent building shall be no less than 10 feet (3048 mm).
“Section 1404.12 Polypropylene siding shall not be installed on new buildings within the
City limits.”
(44) Section 1405.13.2 Fenestration installation is amended by adding a new section to read as
follows:
“1405.13.2 Fenestration installation. For all new construction and additions, all new
fenestration installations shall be in accordance with American Architectural Manufacturers
Association (AAMA) Standards/Specifications for Windows, Doors and Skylights and
- 28 -
shall be supervised and inspected by an individual certified as an Installation Master by
Architectural Testing, Inc. (ATI), or other nationally recognized agency.”
(45) Section 1503.4 Roof drainage is hereby amended to read as follows:
“1503.4 Roof drainage. All buildings shall have a controlled method of water disposal
from roofs that will collect and discharge roof drainage to the ground surface at least 5 feet
(1524 mm) from foundation walls or to an approved drainage system. Design and
installation of roof drainage systems shall comply with Section 1503 of this code and
Sections 1106 and 1108, as applicable, of and the International Plumbing Code.”
(46) Section 1503.6 Crickets and saddles is amended by adding a new exception number two to
read as follows:
“1503.6 Crickets and saddles. A cricket or saddle shall be installed on the ridge side of
any chimney or penetration greater than 30 inches (762 mm) wide as measured
perpendicular to the slope. Cricket or saddle coverings shall be sheet metal or of the same
material as the roof covering.
Exceptions:
1. Unit skylights installed in accordance with Section 2405.5 and flashed in accordance
with the manufacturer’s instructions shall be permitted to be installed without a cricket or
saddle.
2. Re-roofing per section 1510.”
(47) Section 1505.1 General is amended to read as follows.
1505.1 General. Roof assemblies shall be divided into the classes defined below. Class A,
B and C roof assemblies and roof coverings required to be listed by this section shall be
tested in accordance with ASTM E 108 or UL 790. In addition, fire-retardant-treated wood
roof coverings shall be tested in accordance with ASTM D 2898. The minimum roof
coverings installed on buildings shall comply with Table 1505.1 based on the type of
construction of the building.
“1505.1 New Construction. The roof-covering classification on any new structure
regulated by this code shall be Class A.
Exceptions:
1. Noncombustible roof coverings as defined in Section 1507.3, 1507.4, 1507.5 may be
applied in accordance with the manufacturer's specifications in place of a fire-retardant
roofing assembly.
- 29 -
2. Any Class B or Class C roof covering may be applied on any new construction that is
added to an existing building classified as a Group R, Division 3 Occupancy, provided
the roof extremities of such existing building and new construction are located a
minimum distance of 5 feet from the nearest adjacent property line and are a minimum
distance of 10 feet from any other building.
3. Skylights and sloped glazing that comply with Chapter 24 or Section 2610.”
(48) Table 1505.1, Minimum Roof Covering Classifications for Types of Construction, is
hereby deleted.
(49) Section 1507.2.9.4 Sidewall flashing is amended by adding a new section read as follows:
“1507.2.9.4 Sidewall flashing. Flashing against a vertical sidewall shall be by the step-
flashing method. The flashing shall be a minimum of 4 inches (102 mm) high and 4 inches
(102 mm) wide. At the end of the vertical sidewall the step flashing shall be turned out in a
manner that directs water away from the wall and onto the roof and/or gutter.
Exception:
Re-roofing where step flashing would require removal of siding material, provided
adequate flashing is installed.”
(50) Section 1507.2.9.5 Other flashing is amended by adding a new section read as follows:
“1507.2.9.5 Other flashing. Flashing against a vertical front wall, as well as soil stack,
vent pipe and chimney flashing shall be applied according to the asphalt shingle
manufacturer’s printed instructions.”
(51) Section 1510.1 General is amended by adding two paragraphs at the end to read as follows:
“No portion of an existing nonrated roof covering may be permanently replaced or covered
with more than one square of nonrated roof covering.”
Any existing roof covering system may be replaced with a roof covering of the same
materials and classification, provided the replacement roof covering has a minimum rating
of Class C.”
(52) Section 1608.2 Ground snow load, the first sentence is hereby amended to read as follows:
“1608.2 Ground Snow Loads. The ground snow loads to be used in determining the
design snow loads for roofs shall be shall be determined in accordance with ASCE 7 or
Figure 1608.2 for the contiguous United States and Table 1608.2 for Alaska. 30 psf.”
(53) Section 1609.3 Basic wind speed, the first sentence is hereby amended to read as follows:
- 30 -
“1609.3 Basic wind speed. The ultimate design wind speed, Vult, in mph, The basic wind
speed, in mph, for the determination of the wind loads shall be 100 miles per hour (161
kph) as determined by Figures 1609A, 1609B, and 1609C.”
(54) Section 1804.3.1 Final Grading is amended by adding a new section to read as follows:
“1804.3.1 Final Grading. Final grading adjacent to the foundation shall be compacted
sufficiently and in such a manner that it is not undermined or subject to significant
settlement or displacement due to improper placement of backfill.”
(55) Section 2406.4.7 Glazing adjacent to the bottom stair landing is hereby amended to read as
follows:
“2406.4.7 Glazing adjacent to the bottom stair landings. Glazing adjacent to the stair
landings at the bottom of a stairway where the glazing is less than 36 inches (914 mm)
above the landing and within 60 inches (1524 mm) horizontally of the top or bottom tread
shall be considered a hazardous location.
Exception: The glazing is protected by a guard complying with Section 1013 and 1607.8
where the plane of the glass is more than 18 inches (457 mm) from the guard.”
(56) Section 2902.1.3 Touch-free toilet facilities is amended by adding a new section read as
follows:
“2902.1.3 Touch-free toilet facilities. Toilet facilities installed for occupancies associated
with food preparation or food service to the public shall be provided with:
1. Automatic touch-free water control valves on lavatories.
2. Automatic touch-free paper towel dispensers.
3. Toilet facilities exit doors that allow exiting without requiring touching by hand of any
door hardware such as knobs, levers, sliding bolts, latches and similar devices.
Exception:
Toilet facilities designed as a single occupant use may be provided with exit door
locking hardware to afford privacy.”
(57) 2902.2 Separate facilities is amended to read as follows:
“2902.2 Separate facilities. Where plumbing fixtures are required, separate facilities shall
be provided for each sex.
Exceptions:
1. Separate facilities shall not be required for dwelling units and sleeping units.
- 31 -
2. Separate facilities shall not be required in structures or tenant spaces with a total
occupant load, including both employees and customers, of 15 30 or less.
3. Separate facilities shall not be required in mercantile occupancies in which the
maximum occupant load is 100 or less.
4. Multiple single-user Unisex facilities may be used provided total fixture count as
calculated per 2902.1 is satisfied.”
(58) Section 3109.6 Barriers around decorative pools, fountains, and ponds is hereby added to
read as follows:
“3109.6 Barriers around decorative pools, fountains, and ponds. Decorative pools,
fountains, and ponds which can contain water deeper than 24 inches (610 mm), shall be
protected by barriers installed in accordance with section 3109.4”.
(60) Chapter 36 Sustainable Building Construction Practices is amended by adding a new
chapter read as follows:
“Chapter 36 Sustainable Building Construction Practices
3601 General
3601.1 Scope. The provisions of this chapter shall govern sustainable building
construction practices for new construction and additions and remodels over 5,000 square
feet that require a building permit, unless otherwise noted.
3602 Resource Efficiency
3602.1 Construction waste management. For new buildings and additions over 2,500
square feet or remodels over 2,500 square feet, a construction waste management plan
acceptable to the building official that includes recycling of concrete and masonry, wood,
metals and cardboard, is required at the time of application for a building permit. The
construction waste management plan shall be implemented and conspicuously posted on
the construction site. Compliance shall be certified by the hauler through receipts and
signed affidavits. Substantive changes to the plan shall be subject to prior approval by the
building official.
3602.1.1 Building demolitions. Buildings or portions of buildings which are removed
shall be processed in such a way as to safely remove all asbestos and lead paint
contaminants. Where possible, all remaining materials, such as doors, windows, cabinets,
and fixtures, concrete and masonry, wood, metals, and cardboard, shall be recycled.
Compliance shall be certified by the hauler through receipts and signed affidavits.
- 32 -
3602.2 Certified tropical hardwood. All tropical hardwoods used in new construction,
additions and alterations requiring a building permit, shall be certified by the Forest
Stewardship Council or other approved agency. Certification demonstrating compliance
shall be required with delivery of such materials and shall be available for inspection.
3603 Indoor Environmental Quality (IEQ)
3603.1 Indoor Air Quality (IAQ)
3603.1.1 Heating, Ventilating, and Air Conditioning Design. Prior to and during
construction, reasonable efforts shall be made to minimize the release of particulates and
accumulation of debris, and the specific requirements of this section shall apply.
3603.1.1.1 Air handling system access. The arrangement and location of air handling
system components including, but not limited to, air handler units, fans, coils and
condensate pans, shall allow access for cleaning and repair of the air handling surfaces of
such components. Piping, conduits, and other building components shall not be located
so as to obstruct the required access.
3603.1.1.2 Durability of air handling surfaces. Surfaces exposed to airflow within air
handling systems shall be constructed of materials that are resistant to deterioration and
will not break away, crack, peel, flake off, or show evidence of delamination or continued
erosion when tested in accordance with the erosion test in UL 181.
3603.1.1.3 Airstream surfaces. Materials exposed to airflow within ducts, within air
plenums, or on top of suspended ceilings, shall not break away, crack, peel, flake off, or
show evidence of delamination or continued erosion when tested in accordance with the
erosion test in UL 181.
3603.1.2 New Building pollutant flush-out. After all interior finishes are installed, the
building shall be flushed out by ventilating at a minimum rate of 0.30 cfm per ft
2
of outside
air or the design outdoor airflow rate determined from Chapter 4 of the IMC, whichever is
greater, for at least 14 days while maintaining an internal temperature of at least 60°F, and
relative humidity not higher than 60 percent. Occupancy shall be permitted to start 1 day
after start of the flush-out, provided that flush-out continues for the full 14 days. The
building shall not be “baked out” by increasing the temperature of the space above the
occupied set point. Where continuous ventilation is not possible, the aggregate of flush-out
periods shall be equivalent to 14 days of continuous ventilation. Flush-out reports shall be
provided to the building official prior to approval.
Exception: All residential buildings.
3603.2 Low-volatile organic compound (VOC) materials. All construction materials,
including but not limited to floor coverings and site-applied finishes, including sealants and
adhesives, resilient flooring, carpeting and pad, site-applied paints, stains and varnishes,
structural wood panels, hardwood veneer plywood, particle board and fiber board building
- 33 -
products, and insulation shall meet specified volatile organic compound (VOC) emissions
limits in accordance with relevant standards California Department of Public Health
(CDPH) 01350; GREENGUARD Environmental Institute GGPS.001 standard for building
materials and finishes, and Green Seal® standards. Documentation demonstrating
compliance shall be required with delivery of such materials and shall be available for
inspection.
Exception: For alterations to existing buildings, carpeting and pad, structural wood
panels, hardwood, veneer plywood, particle board and fiber board building products and
insulation are not subject to this requirement.
3603.3 Acoustical control. Minimum requirements for exterior-to-interior sound
transmission, interior sound transmission, and background sound levels in new construction
and additions thereto, except as noted hereunder, shall be provided as specified herein.
3603.3.1 Sound transmission. Buildings and tenant spaces shall comply with the
following sound transmission requirements:
Exceptions:
1. Portions of buildings or structures that have the interior environment open to the
exterior environment.
2. Concession stands and toilet facilities in Group A-4 and A-5 occupancies.
3603.3.1.1 Exterior sound transmission. Where a Group A1, A3, E and I occupancy
building, a Group B occupancy building used for educational purposes, or a Group R
occupancy building is constructed at a location listed herein, the wall assemblies
making up the building thermal envelope shall have a composite sound transmission
class (STCc) rating of 39 or greater in the following locations:
1. within 500 feet (152 m) of a multi-lane highway designed for high-speed travel
by large numbers of vehicles, and having no traffic lights, stop signs, or other
regulations requiring vehicles to stop; fire stations; heavy industrial or
manufacturing areas or facilities; commercial storage facilities with back-up
alarms; outdoor music amphitheaters; or sports arena or stadium;
2. within 250 feet (76 m) of a roadway containing 4 or more traffic lanes; or
3. within 1,000 feet (305 m) of an active railway.
3603.3.1.2 Interior sound transmission. Interior wall and floor/ceiling assemblies,
separating interior rooms and spaces shall be designed in accordance with the following
requirements:
- 34 -
1 Wall and floor-ceiling assemblies separating adjacent tenant spaces, tenant spaces
and public places, hotel rooms, motel rooms, patient rooms in nursing homes and
hospitals, and adjoining classrooms shall have a composite STC rating of 50 or
greater.
2 Wall and floor-ceiling assemblies separating classrooms from rest rooms and
showers shall have a composite STC rating of 53 or greater.
3 Wall and floor-ceiling assemblies separating classrooms from music rooms,
mechanical rooms, cafeterias, gymnasiums, and indoor swimming pools shall
have a composite STC rating of 60 or greater.
Exception: Residential Group R occupancies addressed in Section 1207 of this
code.
3603.3.1.3 Background Sound. The average background sound levels within
unoccupied rooms (from heating, ventilating and air conditioning and other building
systems) shall be below the maximum A-weighted sound level for specific occupancies
from Table 3603 below. This shall be confirmed by spot checks during the
commissioning process.
Table 3603 Maximum Allowable Background Sound in Rooms
Occupancy Maximum
A-weighted sound
level (dBa)
Small auditoriums (≤500 seats) 39
Large auditoriums, large live indoor theaters, and large churches (for very good speech articulation)
(>500 seats)
35
TV and broadcast studios (close microphone pickup only) 35
Small live indoor theaters (≤ 500 seats) 35
Private residences:
Bedrooms
Apartments
Family rooms and living rooms
39
48
48
Schools:
Lecture and classrooms
Core learning space with enclosed volume ≤ 20,000 cu ft (<566 cu m)
Core learning space with enclosed volume > 20,000 cu ft (>566 cu m)
Open-plan classrooms
35
40
35
Hotels/motels:
Individual rooms or suites
Meeting/banquet rooms
Service support areas
44
44
57
Office buildings:
Offices
executive
small, private
large, with conference tables
Conference rooms
Large
44
48
44
39
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Small
Open-plan areas
Business machines, computers
Public circulation
44
48
53
57
Hospitals and clinics
Private rooms
Wards
Operating rooms
Laboratories
Corridors
Public areas
39
44
44
53
53
52
Movie theaters ≤ 500 seats 48
Churches, small (≤500 seats) 44
Courtrooms 44
Libraries 48
Restaurants 52
Light maintenance shops, industrial plant control rooms, kitchens, and laundries 62
Shops and garages 67
3604 Commissioning, Operations & Maintenance
3604.1 Building commissioning. For new buildings with a gross floor of greater than
15,000 ft
2
(1,395 m
2
) and additions with a gross floor of greater than 15,000 ft
2
(1,395
m
2
), commissioning shall be performed in accordance with this section. A
commissioning process shall be incorporated into the design and construction of the
building project that verifies that the delivered building and its components, assemblies,
and systems comply with the documented owner project requirements (OPR).
Procedures, documentation, tools and training shall be provided to the building operating
staff to sustain features of the building assemblies and systems for the service life of the
building. This material shall be assembled and organized into a systems manual that
provides necessary information to the building operating staff to operate and maintain all
commissioned systems identified with the building project. The owner shall retain the
system manual and final commissioning report described below. An electronic formatted
copy of the final commissioning report shall be provided to the building official.
The following commissioning activities shall be completed prior to approval:
1. The owner shall designate an approved project commissioning authority (CxA) to
lead, review, and oversee completion of the commissioning process activities.
2. The owner, in conjunction with the design team as necessary, shall develop the
owner’s project requirements (OPR) to guide the CxA. The OPR shall be distributed
to all parties participating in the project programming, design, construction, and
operations, and the commissioning team members.
3. The design team shall develop the basis of design (BOD).
4. The CxA shall:
- 36 -
c. develop and implement a commissioning plan containing all required forms and
procedures for the complete testing of all equipment, systems, and controls included
in Section 3604.1.1,
d. verify the installation and performance of the systems to be commissioned,
e. complete a final commissioning report satisfactory to the building official,
f. verify the owner requirements for training operating personnel and building
occupants are completed, and
g. verify that a system manual in a form satisfactory to the building official has been
prepared. At a minimum, the system manual shall include operations and
maintenance documentation and full warranty information, and shall provide
operating staff the information needed to understand and operate the commissioned
systems as designed.
3604.1.1 Systems. The following systems, if included in the building project, shall be
commissioned:
1. heating, ventilating, air-conditioning, indoor-air-quality, and refrigeration systems
and associated controls;
2. building thermal envelope systems, components, and assemblies to verify thermal,
air, and moisture integrity;
3. all lighting controls and shading controls;
4. service water heating systems;
5. renewable energy systems;
6. background sound levels;
7. cooling towers water use.”
(61) Chapter 35 Referenced Standards is hereby amended by adding the following additional
referenced standard in alphabetical sequence:
CDPH California Department of Public Health
1615 Capitol Avenue
Sacramento, CA 95814
CDPH 01350 Standard Method for Testing VOC emissions from indoor sources
Referenced in Amended 12 IBC Section 3603.2 Low-volatile organic compound (VOC)
materials
FSC Forest Stewardship Council U.S. (FSC-US)
212 Third Avenue North, Suite 504
Minneapolis, MN 55401
GEI GREENGUARD Environmental Institute
2211 Newmarket Parkway, Suite 110
Marietta, GA 30067
GGPS.001.GREENGUARD IAQ Standard for Building Materials, Finishes and Furnishings
- 37 -
Referenced in Amended 12 IBC Section 3603.2 Low-volatile organic compound (VOC)
materials
Green Seal®
1001 Connecticut Avenue, NW
Suite 827
Washington, DC 20036-5525
GS-11 Paintings and Coatings
GS-43 Recycled Content Latex Paints
Referenced in Amended 12 IBC Section 3603.2 Low-volatile organic compound (VOC)
materials
(62) Appendix C GROUP U AGRICULTURAL BUILDINGS is adopted in its entirety.
(63) Appendix E SUPPLEMENTARY ACCESSIBILITY REQUIREMENTS, is adopted in its
entirety.
(64) Appendix I PATIO COVERS is adopted in its entirety.
Introduced, considered favorably on first reading, and ordered published this 21st day of
January, A.D. 2014, and to be presented for final passage on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
ORDINANCE NO. 019, 2014,
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE II, DIVISION 2, OF THE CODE
OF THE CITY OF FORT COLLINS FOR THE PURPOSE OF
REPEALING THE 2009 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)
AND ADOPTING THE 2012 INTERNATIONAL
ENERGY CONSERVATION CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2012 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2012 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the City Council has determined that it is in the best interests of the citizens
of the City that more stringent insulation rating requirements should be established in order to
conserve energy and reduce monthly utility bills; and
WHEREAS, the City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its citizens that the 2009 International Energy Conservation
Code, as amended be repealed, and that in its place, the 2012 International Energy Conservation
Code be adopted, with amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
- 2 -
Section 1. That Section 5-26(c) of the Code of the City of Fort Collins is hereby
amended to read as follows:
(c) Pursuant to the power and authority conferred on the City Council by Section 31-16-202,
C.R.S., and Article II, Section 7 of the Charter, the City Council hereby repeals the 20069
International Energy Conservation Code (20069 IECC), and adopts, as the energy conservation
code of the City, the 200912 International Energy Conservation Code (200912 IECC) published
by the International Code Council, as amended by the City, which shall have the same force and
effect as though set forth in full herein and which shall apply exclusively to the design and
construction of all buildings that are classified as residential buildings not more than three (3)
stories above grade and their systems; new portions of such existing buildings and their systems;
and new systems and equipment in such existing buildings, exclusive of detached one- and two-
family dwellings, multiple single-family dwellings (townhouses), for the purpose of establishing
minimum requirements for minimum energy efficiency.
Section 2. That Section 5-31 of the Code of the City of Fort Collins is hereby
amended to read as follows:
Sec. 5-31. Amendments and deletions to code.
The 2012 INTERNATIONAL ENERGY CONSERVATION CODE adopted in § 5-26 is hereby
amended in the following respects:
COMMERCIAL
(1) Section C101.1 Title is amended to read as follows:
“C101.1 Title. This code shall be known as the International Energy Conservation Code
of the City of Fort Collins and shall be cited as such. It is referred to herein as ‘this code.”
(2) Section C101.4 Applicability is amended by the addition of a second paragraph to read as
follows:
“Information contained in the amended Commercial Sections: C101.1 Title; C101.4.3.1
Energy assessments, C103.6 Permits; C107 Fees; C107.3 Work commencing before
permit; C109 Board of Appeals; C110 Violations; C110.2 Work commencing before
permit issuance; C202 Definitions; C301.4 Exterior and Interior design parameters;
C402.2 Specific insulation requirements, shall be applicable to the corresponding
Residential Sections and shall have the same meaning.”
(3) Section C101.4.3.1 Energy assessment, is hereby added to read as follows:
“C101.4.3.1 Energy assessment. Prior to any alterations, an energy assessment shall be
required and submitted to the building official.
Exceptions: Energy assessments are not required in the following cases.
- 3 -
1. Buildings for which the first Certificate of Occupancy was issued after October
2010.
2. First-time interior finishes.
3. A building that has undergone an energy assessment within the previous three
years.
4. Alterations with a construction valuation of less than $50,000.”
(4) Section C103.6 Permits is added to read as follows:
“C103.6 Permits. Procedures related to permits, required inspections, payment of fees
and obtaining required approvals shall be as set forth in Section 105 of the adopted
International Building Code, entitled ‘Permits’.”
(5) Section C107 Fees is hereby amended in its entirety to read as follows:
SECTION C107
FEES
C107.1 Fees. A permit shall not be issued until the fees prescribed in Section C107.2
have been paid, nor shall an amendment to a permit be released until the additional fee, if
any, has been paid.
C107.2 Schedule of permit fees. A fee for each permit shall be paid as required, in
accordance with the schedule as established by the applicable governing authority.
C107.3 Work commencing before permit issuance. Any person who commences any
work before obtaining the necessary permits shall be subject to an additional fee
established by the code official, which shall be in addition to the required permit fees.
C107.4 Related fees. The payment of the fee for the construction, alteration, removal or
demolition of work done in connection to or concurrently with the work or activity
authorized by a permit shall not relieve the applicant or holder of the permit from the
payment of other fees that are prescribed by law.
C107.5 Refunds. The code official is authorized to establish a refund policy.
“C107 Fees
C107 Payment of fees. All items relating to fees shall be as specified in Section 109 of
the adopted International Building Code, entitled ‘Fees’.”
(6) Section C107.3 Work commencing before permit issuance is hereby deleted.
C107.3 Work commencing before permit issuance. Any person who commences any
work before obtaining the necessary permits shall be subject to an additional fee
established by the code official, which shall be in addition to the required permit fees.
(7) Section C109 Board of Appeals is amended in its entirety to read as follows:
SECTION C109
BOARD OF APPEALS
- 4 -
C109.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the code official relative to the application and interpretation of
this code, there shall be and is hereby created a board of appeals. The code official shall
be an ex officio member of said board but shall have no vote on any matter before the
board. The board of appeals shall be appointed by the governing body and shall hold
office at its pleasure. The board shall adopt rules of procedure for conducting its business,
and shall render all decisions and findings in writing to the appellant with a duplicate
copy to the code official.
C109.2 Limitations on authority. An application for appeal shall be based on a claim
that the true intent of this code or the rules legally adopted thereunder have been
incorrectly interpreted, the provisions of this code do not fully apply or an equally good
or better form of construction is proposed. The board shall have no authority to waive
requirements of this code.
C109.3 Qualifications. The board of appeals shall consist of members who are qualified
by experience and training and are not employees of the jurisdiction.
“C109.1 General. Appeals of decisions, determinations and interpretations of this code
shall be made pursuant to the applicable provisions of Section 113 of the adopted
International Building Code, entitled ‘Board of Appeals’.”
(8) Section C110 Violations is added to read as follows:
“C110.1 Violations. Any person who violates a provision of this code or fails to comply
with any of the requirements thereof or who erects, constructs, alters or repairs a building
or structure in violation of the approved construction documents or directive of the
building official, or of a permit or certificate issued under the provisions of this code,
shall be guilty of a misdemeanor and shall be subject to the penalties and fines specified
in Section 1-15 of the City Code.”
(9) Section C110.2 Work commencing before permit issuance is hereby added to read as
follows:
“C110.2 Work commencing before permit issuance. In addition to the penalties set
forth in 110.1, any person or firm who, before obtaining the necessary permit(s),
commences any construction of, or work on, a building, structure, electrical, gas,
mechanical or plumbing system that is not otherwise exempted from obtaining a permit,
shall be subject to a fine in addition to the standard prescribed permit fee. Said fine shall
be equal in amount to the permit fee, except that it shall not be less than $50 nor more
than $1,000 for the first such violation. A person or firm committing the same such
violation repeatedly shall be subject to a fine equal to double the amount of the permit fee
or double the amount of the fee imposed for the preceding violation, whichever is greater,
for every such subsequent violation committed within 180 days of a previous violation.
Said fines may be appealed to the City Manager pursuant to Chapter 2, Article VI of the
City Code.”
- 5 -
(10) Section C202 DEFINITIONS, is hereby amended by adding the following definitions in
alphabetical sequence as follows:
“CONTINUOUS AIR BARRIER: The combination of interconnected materials,
assemblies, and flexible sealed joints and components of the building thermal envelope
that provides air tightness to a specified permeability.
ELECTRIC HEAT: An indoor environmental primary heat source that is electric. A
ground-source electric heat pump designed by a licensed professional engineer shall not
be considered electric heat.
NON-ELECTRIC HEAT: An indoor environmental primary heat source that is gas or
that is a ground-source electric heat pump designed by a licensed professional engineer to
operate without the use of supplemental electric resistance heat.”
(11) Section C301.4 Exterior and Interior Local Design Parameters is added to read as follows:
“Exterior and Interior Local Design Parameters.
Winter Outdoor, Design Dry-bulb (
o
F) = 6
Winter Indoor, Design Dry-bulb (
o
F) = 72
Summer, Outdoor Design Dry-bulb (
o
F) = 90
Summer, Indoor Design Dry-bulb (
o
F) = 75
Summer, Outdoor Design Wet-bulb (
o
F) = 62
Summer, Indoor Design Wet-bulb (
o
F) = 62
Degree Days heating = 6368
Degree days cooling = 479
Fort Collins is in Climate Zone 5.”
(12) Section C402.1.1 Insulation and fenestration criteria is hereby amended by the addition of
an exception to read as follows:
“Exception: For buildings using electric heat at the power density of 1.5 Watts per
square foot or greater, the building thermal envelope values in Table C402.2(3), shall be
mandatory.”
(13) Section C402.1.2 U-Factor alternative is hereby amended by the addition of an exception
to read as follows:
“Exception: For buildings using electric heat at the power density of 1.5 Watts per
square foot or greater, the building thermal envelope values in Table C402.2(3), shall be
mandatory.”
(14) Section C402.2 Specific insulation requirements is hereby amended by adding a second
paragraph to read as follows:
- 6 -
“Insulation installation requirements (Mandatory). In addition to the requirements of
Section C402.1, insulation shall meet the specific requirements of Sections C402.2.1
through C402.2.8. All insulation shall be installed to meet Residential Energy Services
Network (RESNET) Grade I standard.
Exception: RESNET Grade II is acceptable for cavity insulation in exterior walls that
include continuous rigid insulating sheathing and/or insulated siding with a minimum R-
value of 5, and rim joists.”
(15) Table C402.2(3) Building thermal envelope is hereby added to read as follows:
“TABLE C402.2(3) (Mandatory)
BUILDING THERMAL ENVELOPE REQUIREMENTS FOR ELECTRIC HEAT
Opaque Elements Assembly Max. Insulation Min. R-Value
Roofs
Insulation Entirely above Deck
Metal Building
Attic and Other
U-0.039
U-0.035
U-0.021
R-25.0 ci
R-19.0 + R-11.0 Ls
R-49.0
Walls, Above Grade
Massa
Metal Building
Steel Framed
Wood Framed and Other
U-0.080
U-0.052
U-0.055
U-0.051
R-13.3 ci
R-13.0 + R-13.0 ci
R-13.0 + R-10.0 ci
R-13.0 + R-7.5 ci
Wall, Below Grade
U-0.092 R-10.0 ci
Floors
Mass
Steel Joist
Wood Framed and Other
U-0.064
U-0.026
U-0.032
R-12.5 ci
R-30.0 + R-7.5 ci
R-38.0
Slab-On-Grade Floors
Unheated
Heated
F-0.540
F-0.440
R-10 for 24 in.
R-15.0 for 36 in. + R-5 ci below
Opaque Doors
Swinging
Non-Swinging
U-0.400
U-0.400
- 7 -
The following definitions apply: ci = continuous insulation, Ls = liner system, NR = No (insulation) requirement.
a Mass walls with a heat capacity greater than 12 Btu/ft2∙oF which are unfinished or finished only on the interior do
not need to be insulated.
b Nonmetal framing includes framing materials other than metal with or without metal reinforcing or cladding.
c Metal framing includes metal framing with or without thermal break. The “all other” subcategory includes
operable windows, fixed windows, and non-entrance doors.”
(16) Section C402.2.4 Thermal resistance of below-grade walls is hereby amended to read as
follows:
“C402.2.4 Thermal resistance of below-grade walls. The minimum thermal resistance
(R-value) of the insulating material installed in, or continuously on, the below-grade
walls shall be as specified in Table C402.2(1), R-10 and shall extend to a depth of 10 feet
(3,048 mm) below the outside finish ground level, or to the level of the floor, whichever
is less.”
(17) Section C402.2.6 Slabs on grade is amended to read as follows:
“C402.2.6 Slabs on grade. The minimum thermal resistance (R-value) of the insulation
around the perimeter of unheated slab-on-grade floors shall be as specified in Table
C402.2 R-10 for 24 inches below. The insulation shall be placed on the outside of the
foundation or on the inside of a foundation wall. The insulation shall extend downward
from the top of the slab for a minimum distance as shown in the table or to the top of the
footing, whichever is less, or downward to at least the bottom of the slab and then
horizontally to the interior or exterior for the total distance shown in the table.”
(18) Section C402.4 Air leakage (Mandatory) is hereby amended to read as follows:
C402.4 Air leakage (Mandatory). The thermal envelope of buildings shall comply with
Sections C402.4.1 through C402.4.8.
Fenestration Assembly Max. U
Vertical Fenestration, (up to 40% of Wall
maximum)
Nonmetal framing: allb
Metal fr: curtainwall/stonefrontc
Metal framing: entrance doorc
Metal framing: all otherc
U-0.25
U-0.35
U-0.70
U-0.45
Skylight (up to 3% of Roof maximum)
SHGC
Uall-0.50
U-0.40
- 8 -
“C402.4 Air leakage (Mandatory). The building thermal envelope shall be designed and
constructed with a continuous air barrier that complies with the following requirements
to control air leakage into, or out of, the conditioned space. The boundary limits and size
of the surface area (floor, wall, and ceiling or roof) of the building air barrier, and of the
zone or zones to be tested for maximum building air infiltration and exfiltration, shall be
clearly identified on the approved construction drawings. All air barrier components of
each building thermal envelope assembly shall be clearly identified on construction
documents and the joints, interconnections, and penetrations of the air barrier
components shall be detailed and shall comply with the following:
1. The air barrier shall be continuous throughout the building thermal envelope (at the
lowest floor, exterior walls, and ceiling or roof), with all joints and seams sealed and
with sealed connections between all transitions in planes and changes in materials and
at all penetrations.
2. The air barrier component of each assembly shall be joined and sealed in a flexible
manner to the air barrier component of adjacent assemblies, allowing for the relative
movement of these assemblies and components.
3. The air barrier shall be capable of withstanding positive and negative combined
design wind, fan, and stack pressures on the air barrier without damage or
displacement, and shall transfer the load to the structure, and shall not displace
adjacent materials under full load.
4. The air barrier shall be installed in accordance with the manufacturer's instructions
and in such a manner as to achieve the performance requirements.
5. Where lighting fixtures with ventilation holes or other similar objects are to be
installed in such a way as to penetrate the continuous air barrier, provisions shall be
made to maintain the integrity of the continuous air barrier.
Compliance of the continuous air barrier for the opaque building thermal envelope shall
be demonstrated by the following:
1. Materials. Using air-barrier materials that have an air permeability not to
exceed 0.004 cfm/ft
2
under a pressure differential of 0.3 in. water (1.57 lb/ft
2
)
(0.02 L/s
.
m
2
under a pressure differential of 75 Pa) when tested in accordance
with ASTM E2178;
2. Assemblies. Using assemblies of materials and components that have an
average air leakage not to exceed 0.04 cfm/ft
2
under a pressure differential of
0.3 in. water (1.57 lb/ft
2
) (0.2 L/s
.
m
2
under a pressure differential of 75 Pa)
when tested in accordance with ASTM E2357 or ASTM E1677;
3. Building. Testing the completed building and documenting that the air leakage
rate of the building thermal envelope does not exceed 0.25 cfm/ft
2
under a
- 9 -
pressure differential of 0.3 in. water (1.57 lb/ft
2
) (0.02 L/s
.
m
2
under a pressure
differential of 75 Pa) in accordance with the most current version of the City
of Fort Collins Building Air Leakage Test Protocol for commercial buildings
or City of Fort Collins Building Code Protocol for
New Multifamily Building Air Tightness Testing. Documentation of the testing
results shall be submitted to the building official prior to approval.”
(19) Section C402.4.1 Air barriers is hereby deleted in its entirety.
C402.4.1 Air barriers. A continuous air barrier shall be provided throughout the
building thermal envelope. The air barriers shall be permitted to be located on the inside
or outside of the building envelope, located within the assemblies composing the
envelope, or any combination thereof. The air barrier shall comply with Sections
C402.4.1.1 and C402.4.1.2.
Exception:
Air barriers are not required in buildings located in Climate Zones 1, 2 and 3.
C402.4.1.1 Air barrier construction. The continuous air barrier shall be constructed to
comply with the following:
1. The air barrier shall be continuous for all assemblies that are the thermal envelope of
the building and across the joints and assemblies.
2. Air barrier joints and seams shall be sealed, including sealing transitions in places and
changes in materials. Air barrier penetrations shall be sealed in accordance with Section
C402.4.2. The joints and seals shall be securely installed in or on the joint for its entire
length so as not to dislodge, loosen or otherwise impair its ability to resist positive and
negative pressure from wind, stack effect and mechanical ventilation.
3. Recessed lighting fixtures shall comply with Section C404.2.8. Where similar objects
are installed which penetrate the air barrier, provisions shall be made to maintain the
integrity of the air barrier.
Exception:
Buildings that comply with Section C402.4.1.2.3 are not required to comply with Items 1
and 3.
C402.4.1.2 Air barrier compliance options. A continuous air barrier for the opaque
building envelope shall comply with Section C402.4.1.2.1, C402.4.1.2.2, or C402.4.1.2.3.
C402.4.1.2.1 Materials. Materials with an air permeability no greater than 0.004 cfm/ft2
(0.02 L/s · m2) under a pressure differential of 0.3 inches water gauge (w.g.) (75 Pa)
when tested in accordance with ASTM E 2178 shall comply with this section. Materials
in Items 1 through 15 shall be deemed to comply with this section provided joints are
sealed and materials are installed as air barriers in accordance with the manufacturer’s
instructions.
1. Plywood with a thickness of not less than 3/8 inch (10 mm).
2. Oriented strand board having a thickness of not less than 3/8 inch (10 mm).
3. Extruded polystyrene insulation board having a thickness of not less than 1/2 inch (12
mm).
4. Foil-back polyisocyanurate insulation board having a thickness of not less than 1/2
inch (12 mm).
5. Closed cell spray foam a minimum density of 1.5 pcf (2.4 kg/m3) having a thickness of
not less than 11/2 inches (36 mm).
- 10 -
6. Open cell spray foam with a density between 0.4 and 1.5 pcf (0.6 and 2.4 kg/m3) and
having a thickness of not less than 4.5 inches (113 mm).
7. Exterior or interior gypsum board having a thickness of not less than 1/2 inch (12 mm).
8. Cement board having a thickness of not less than 1/2 inch (12 mm).
9. Built up roofing membrane.
10. Modified bituminous roof membrane.
11. Fully adhered single-ply roof membrane.
12. A Portland cement/sand parge, or gypsum plaster having a thickness of not less than
5/8 inch (16 mm).
13. Cast-in-place and precast concrete.
14. Fully grouted concrete block masonry.
15. Sheet steel or aluminum.
C402.4.1.2.2 Assemblies. Assemblies of materials and components with an average air
leakage not to exceed 0.04 cfm/ft2 (0.2 L/s · m2) under a pressure differential of 0.3
inches of water gauge (w.g.)(75 Pa) when tested in accordance with ASTM E 2357,
ASTM E 1677 or ASTM E 283 shall comply with this section. Assemblies listed in Items
1 and 2 shall be deemed to comply provided joints are sealed and requirements of Section
C402.4.1.1 are met.
1. Concrete masonry walls coated with one application either of block filler and two
applications of a paint or sealer coating;
2. A Portland cement/sand parge, stucco or plaster minimum 1/2 inch (12 mm) in
thickness.
C402.4.1.2.3 Building test. The completed building shall be tested and the air leakage
rate of the building envelope shall not exceed 0.40 cfm/ft2 at a pressure differential of 0.3
inches water gauge (2.0 L/s · m2 at 75 Pa) in accordance with ASTM E 779 or an
equivalent method approved by the code official.
(20) Section C402.4.2 Air barrier penetrations is hereby deleted.
C402.4.2 Air barrier penetrations. Penetrations of the air barrier and paths of air
leakage shall be caulked, gasketed or otherwise sealed in a manner compatible with the
construction materials and location. Joints and seals shall be sealed in the same manner or
taped or covered with a moisture vapor-permeable wrapping material. Sealing materials
shall be appropriate to the construction materials being sealed. The joints and seals shall
be securely installed in or on the joint for its entire length so as not to dislodge, loosen or
otherwise impair its ability to resist positive and negative pressure from wind, stack effect
and mechanical ventilation.
(21) Section C402.4.3 Air leakage of fenestration is hereby deleted.
C402.4.3 Air leakage of fenestration. The air leakage of fenestration assemblies shall
meet the provisions of Table C402.4.3. Testing shall be in accordance with the applicable
reference test standard in Table C402.4.3 by an accredited, independent testing laboratory
and labeled by the manufacturer.
Exceptions:
- 11 -
1. Field-fabricated fenestration assemblies that are sealed in accordance with Section
C402.4.1. 2. Fenestration in buildings that comply with Section C402.4.1.2.3 are not
required to meet the air leakage requirements in Table C402.4.3.
(22) Section C402.4.4 Doors and access openings is hereby deleted.
C402.4.4 Doors and access openings to shafts, chutes, stairways, and elevator
lobbies. Doors and access openings from conditioned space to shafts, chutes stairways
and elevator lobbies shall either meet the requirements of Section C402.4.3 or shall be
gasketed, weatherstripped or sealed.
Exception:
Door openings required to comply with Section 715 or 715.4 of the International
Building Code; or doors and door openings required by the International Building Code
to comply with UL 1784 shall not be required to comply with Section C402.4.4.
(23) Section C402.4.5 Air intakes, exhaust openings is hereby deleted.
C402.4.5 Air intakes, exhaust openings, stairways and shafts. Stairway enclosures and
elevator shaft vents and other outdoor air intakes and exhaust openings integral to the
building envelope shall be provided with dampers in accordance with Sections
C402.4.5.1 and C402.4.5.2.
C402.4.5.1 Stairway and shaft vents. Stairway and shaft vents shall be provided with
Class I motorized dampers with a maximum leakage rate of 4 cfm/ft2 (20.3 L/s · m2) at
1.0 inch water gauge (w.g.) (249 Pa) when tested in accordance with AMCA 500D.
Stairway and shaft vent dampers shall be installed with controls so that they are capable
of automatically opening upon:
1. The activation of any fire alarm initiating device of the building’s fire alarm system; or
2. The interruption of power to the damper.
C402.4.5.2 Outdoor air intakes and exhausts. Outdoor air supply and exhaust
openings shall be provided with Class IA motorized dampers with a maximum leakage
rate of 4 cfm/ft2 (20.3 L/s · m2) at 1.0 inch water gauge (w.g.) (249 Pa) when tested in
accordance with AMCA 500D.
Exceptions:
1. Gravity (nonmotorized) dampers having a maximum leakage rate of 20 cfm/ft2 (101.6
L/s · m2) at 1.0 inch water gauge (w.g.) (249 Pa) when tested in accordance with AMCA
500D are permitted to be used as follows:
1.1. In buildings for exhaust and relief dampers.
1.2. In buildings less than three stories in height above grade.
1.3. For ventilation air intakes and exhaust and relief dampers in buildings of any height
located in Climate Zones 1, 2 and 3.
1.4. Where the design outdoor air intake or exhaust capacity does not exceed 300 cfm
(141 L/s). Gravity (nonmotorized) dampers for ventilation air intakes shall be protected
from direct exposure to wind.
2. Dampers smaller than 24 inches (610 mm) in either dimension shall be permitted to
have a leakage of 40 cfm/ft2 (203.2 L/s · m2) at 1.0 inch water gauge (w.g.) (249 Pa)
when tested in accordance with AMCA 500D.
- 12 -
(24) Section C402.4.6 Loading dock weather-seals is hereby amended to read as follows:
“C402.4.6 Loading dock weather-seals. Cargo doors and loading dock doors shall be
equipped with weather-seals to restrict infiltration. when vehicles are parked in the
doorway.”
(25) Section C405.2.1.2.1 Occupant sensor controls is hereby added to read as follows:
“C405.2.1.2.1 Occupant sensor controls. In new construction and additions that require
a building permit, occupant sensor controls shall be provided to automatically reduce
connected lighting power by not less than 50 percent during periods when no occupants
are present in the following locations:
1. corriders and enclosed stairwells;
2. storage stack areas not open to the public;
3. library stack areas; and
4. parking garages.
Lighting in means of egress shall comply with the luminance or uniformity criteria
required by the International Building Code when occupied.
Exception: Automatic power reduction shall not be used to control battery back-
up emergency lighting and exit signage.”
(27) Section C405.2.3 number 3 is hereby deleted.
3. Hotel and motel sleeping units and guest suites shall have a master control device at
the main room entry that controls all permanently installed luminaires and switched
receptacles.
(28) Section C405.2.4 Exterior lighting controls is hereby amended in its entirety to read as
follows:
C405.2.4 Exterior lighting controls. Lighting not designated for dusk-to-dawn operation
shall be controlled by either a combination of a photosensor and a time switch, or an
astronomical time switch. Lighting designated for dusk-to-dawn operation shall be
controlled by an astronomical time switch or photosensor. All time switches shall be
capable of retaining programming and the time setting during loss of power for a period
of at least 10 hours.
“C405.2.4 Exterior lighting controls. In addition to any other applicable requirements
of this IECC, all outdoor lighting controls shall comply with the following requirements.
For lighting of building façades, parking lots, garages, canopies (sales and non-sales), and
all outdoor sales areas, automatic controls shall be installed to reduce the sum of all
- 13 -
lighting power (in watts) by a minimum of 50 percent two hours after normal business
closing, and to turn off outdoor lighting within 30 minutes after sunrise.
Exceptions:
1. Lighting required by a statute, ordinance, or regulation duly adopted for the
protection of public health, safety and/or human life, including but not limited to,
emergency lighting.
2. Lighting that is controlled by a motion sensor and photo-control.
3. Lighting for facilities that have equal lighting requirements at all hours and are
designed to operate continuously.
4. Temporary outdoor lighting.
5. Externally illuminated signs and signs that are either internally illuminated or
have integral lamps.”
(29) Section C405.2.5 Sleeping unit controls is hereby added to read as follows:
“C405.2.5 Sleeping unit controls. In hotels and motels with over 20 guest rooms, the
lighting switched outlets, permanently wired luminaires, television, and heating,
ventilating and air conditioning system equipment serving each guest room shall be
automatically controlled so that lighting, switched outlets, permanently wired luminaires,
and televisions will be turned off and the heating, ventilating and air conditioning system
set point raised at least 5 degrees Fahrenheit (3 degrees centigrade) in the cooling mode
and lowered at least 5 degrees Fahrenheit (3 degrees centigrade) in the heating mode
whenever the guest room is unoccupied.
C405.2.5.1 Sleeping unit bathroom controls. All permanently wired luminaires located
in bathrooms within sleeping units in hotels, motels, boarding houses or similar buildings
shall be equipped with occupant sensors that require manual intervention to energize
circuits.”
(30) Section C405.8 Electricity distribution design is hereby added to read as follows:
“C405.8 Electricity distribution design requirements and load type isolation. Electric
distribution systems within, on or adjacent to and serving a new building shall be
designed in such fashion that each primary panel supplies only one electricity load type
as defined in Sections C405.8.1 through C405.8.5. The energy load type served by each
distribution panel shall be clearly designated on the panel with the use served, and
adequate space shall be provided for installation of metering equipment or other data
collection devices, temporary or permanent, to measure the energy use associated with
each distribution panel.
- 14 -
Exceptions:
1. Buildings with less than 600 amp electric service are exempted from this
requirement.
2. Electrical systems that are designed and constructed in such fashion that
the total usage of each of the load types as described in Sections C405.8.1
through C405.8.5 shall be permitted to be measured through the use of
installed sub-meters or other equivalent methods as approved.
3. Group S and Group U occupancies
C405.8.1 Heating, ventilating, and air conditioning system electric load. This
category shall include all electricity used to heat, cool, and provide ventilation to the
building including, but not limited to, fans, pumps, and cooling energy.
C405.8.2 Lighting system electric load. This category shall include all electricity for
interior and exterior lighting used in occupant spaces and common areas.
C405.8.3 Plug loads. This category shall include all electricity use by devices, electric
appliances and equipment connected to convenience receptacle outlets.
C405.8.4 Process loads. This category shall include all electricity used by any single
load associated with activities within the building, such as, but not limited to, data
centers, manufacturing equipment and commercial kitchens, that exceed 5% of the total
energy use of the whole building.”
C405.8.5 Miscellaneous loads. This category shall include all electricity use for all other
building operations and other operational loads.”
(31) Section C408 System commissioning is hereby deleted in its entirety and amended to
read as follows:
SECTION C408
SYSTEM COMMISSIONING
C408.1 General. This section covers the commissioning of the building mechanical
systems in Section C403 and electrical power and lighting systems in Section C405.
C408.2 Mechanical systems commissioning and completion requirements. Prior to
passing the final mechanical inspection, the registered design professional shall provide
evidence of mechanical systems commissioning and completion in accordance the
provisions of this section. Construction document notes shall clearly indicate provisions
for commissioning and completion requirements in accordance with this section and are
permitted to refer to specifications for further requirements. Copies of all documentation
shall be given to the owner and made available to the code official upon request in
accordance with Sections C408.2.4 and C408.2.5.
Exception:
The following systems are exempt from the commissioning requirements:
- 15 -
1. Mechanical systems in buildings where the total mechanical equipment capacity is less
than 480,000 Btu/h (140 690 W) cooling capacity and 600,000 Btu/h (175 860 W)
heating capacity.
2. Systems included in Section C403.3 that serve dwelling units and sleeping units in
hotels, motels, boarding houses or similar units.
C408.2.1 Commissioning plan. A commissioning plan shall be developed by a
registered design professional or approved agency and shall include the following items:
1. A narrative description of the activities that will be accomplished during each phase of
commissioning, including the personnel intended to accomplish each of the activities.
2. A listing of the specific equipment, appliances or systems to be tested and a description
of the tests to be performed.
3. Functions to be tested, including, but not limited to calibrations and economizer
controls.
4. Conditions under which the test will be performed. At a minimum, testing shall affirm
winter and summer design conditions and full outside air conditions.
5. Measurable criteria for performance.
C408.2.2 Systems adjusting and balancing. HVAC systems shall be balanced in
accordance with generally accepted engineering standards. Air and water flow rates shall
be measured and adjusted to deliver final flow rates within the tolerances provided in the
product specifications. Test and balance activities shall include air system and hydronic
system balancing.
C408.2.2.1 Air systems balancing. Each supply air outlet and zone terminal device shall
be equipped with means for air balancing in accordance with the requirements of Chapter
6 of the International Mechanical Code. Discharge dampers are prohibited on constant
volume fans and variable volume fans with motors 10 hp (18.6 kW) and larger. Air
systems shall be balanced in a manner to first minimize throttling losses then, for fans
with system power of greater than 1 hp (0.74 kW), fan speed shall be adjusted to meet
design flow conditions.
Exception:
Fans with fan motors of 1 hp (0.74 kW) or less.
C408.2.2.2 Hydronic systems balancing. Individual hydronic heating and cooling coils
shall be equipped with means for balancing and measuring flow. Hydronic systems shall
be proportionately balanced in a manner to first minimize throttling losses, then the pump
impeller shall be trimmed or pump speed shall be adjusted to meet design flow
conditions. Each hydronic system shall have either the capability to measure pressure
across the pump, or test ports at each side of each pump.
Exceptions:
1. Pumps with pump motors of 5 hp (3.7 kW) or less.
2. Where throttling results in no greater than five percent of the nameplate horsepower
draw above that required if the impeller were trimmed.
C408.2.3 Functional performance testing. Functional performance testing specified in
Sections C408.2.3.1 through C408.2.3.3 shall be conducted.
C408.2.3.1 Equipment. Equipment functional performance testing shall demonstrate the
installation and operation of components, systems, and system-to-system interfacing
relationships in accordance with approved plans and specifications such that operation,
function, and maintenance serviceability for each of the commissioned systems is
- 16 -
confirmed. Testing shall include all modes and sequence of operation, including under
full-load, part-load and the following emergency conditions:
1. All modes as described in the sequence of operation;
2. Redundant or automatic back-up mode;
3. Performance of alarms; and
4. Mode of operation upon a loss of power and restoration of power.
Exception:
Unitary or packaged HVAC equipment listed in Tables C403.2.3(1) through C403.2.3(3)
that do not require supply air economizers.
C408.2.3.2 Controls. HVAC control systems shall be tested to document that control
devices, components, equipment, and systems are calibrated, adjusted and operate in
accordance with approved plans and specifications. Sequences of operation shall be
functionally tested to document they operate in accordance with approved plans and
specifications.
C408.2.3.3 Economizers. Air economizers shall undergo a functional test to determine
that they operate in accordance with manufacturer’s specifications.
C408.2.4 Preliminary commissioning report. A preliminary report of commissioning
test procedures and results shall be completed and certified by the registered design
professional or approved agency and provided to the building owner. The report shall be
identified as “Preliminary Commissioning Report” and shall identify: 1. Itemization of
deficiencies found during testing required by this section that have not been corrected at
the time of report preparation.
2. Deferred tests that cannot be performed at the time of report preparation because of
climatic conditions.
3. Climatic conditions required for performance of the deferred tests.
C408.2.4.1 Acceptance of report. Buildings, or portions thereof, shall not pass the final
mechanical inspection until such time as the code official has received a letter of
transmittal from the building owner acknowledging that the building owner has received
the Preliminary Commissioning Report.
C408.2.4.2 Copy of report. The code official shall be permitted to require that a copy of
the Preliminary Commissioning Report be made available for review by the code official.
C408.2.5 Documentation requirements. The construction documents shall specify that
the documents described in this section be provided to the building owner within 90 days
of the date of receipt of the certificate of occupancy.
C408.2.5.1 Drawings. Construction documents shall include the location and
performance data on each piece of equipment.
C408.2.5.2 Manuals. An operating and maintenance manual shall be provided and
include all of the following:
1. Submittal data stating equipment size and selected options for each piece of equipment
requiring maintenance.
2. Manufacturer’s operation manuals and maintenance manuals for each piece of
equipment requiring maintenance, except equipment not furnished as part of the project.
Required routine maintenance actions shall be clearly identified.
3. Name and address of at least one service agency.
4. HVAC controls system maintenance and calibration information, including wiring
diagrams, schematics, and control sequence descriptions. Desired or field-determined
- 17 -
setpoints shall be permanently recorded on control drawings at control devices or, for
digital control systems, in system programming instructions.
5. A narrative of how each system is intended to operate, including recommended
setpoints.
C408.2.5.3 System balancing report. A written report describing the activities and
measurements completed in accordance with Section C408.2.2.
C408.2.5.4 Final commissioning report. A report of test procedures and results
identified as “Final Commissioning Report” shall be delivered to the building owner and
shall include:
1. Results of functional performance tests.
2. Disposition of deficiencies found during testing, including details of corrective
measures used or proposed.
3. Functional performance test procedures used during the commissioning process
including measurable criteria for test acceptance, provided herein for repeatability.
Exception:
Deferred tests which cannot be performed at the time of report preparation due to climatic
conditions.
C408.3 Lighting system functional testing. Controls for automatic lighting systems
shall comply with Section C408.3.
C408.3.1 Functional testing. Testing shall ensure that control hardware and software are
calibrated, adjusted, programmed and in proper working condition in accordance with the
construction documents and manufacturer’s installation instructions. The construction
documents shall state the party who will conduct the required functional testing. Where
required by the code official, an approved party independent from the design or
construction of the project shall be responsible for the functional testing and shall provide
documentation to the code official certifying that the installed lighting controls meet the
provisions of Section C405. Where occupant sensors, time switches, programmable
schedule controls, photosensors or daylighting controls are installed, the following
procedures shall be performed:
1. Confirm that the placement, sensitivity and time-out adjustments for occupant sensors
yield acceptable performance.
2. Confirm that the time switches and programmable schedule controls are programmed
to turn the lights off.
3. Confirm that the placement and sensitivity adjustments for photosensor controls reduce
electric light based on the amount of usable daylight in the space as specified.
“C408 System Commissioning shall be in conformance with Section 3604 of the
adopted International Building Code, entitled ‘Commissioning, Operations and
Maintenance’.”
RESIDENTIAL
(32) Section R401.2 Compliances is hereby amended to read as follows:
“R401.2 Compliance. Projects shall comply with Sections identified as “mandatory”
Sections R401, R402.2 , R402.4, R402.5, R403.1, R403.2.2, R403.2.3, and R403.3
- 18 -
through R403.9 and with either sections identified as “prescriptive” or the performance
approach in Section R405.”
(33) TABLE R402.1.1 Insulation and Fenestration Requirements by Component is hereby
amended to read as follows:
“TABLE R402.1.1
INSULATION AND FENESTRATION REQUIREMENTS BY COMPONENT
HEATING
SYSTEM
TYPE
FENESTRATION
U-FACTORb
SKYLIGHTb
U-FACTOR
GLAZED
FENESTRATION
SHGC
CEILING
R-
VALUE
WOOD
FRAME
WALL
R-VALUE
f g
MASS
WALL
R-
VALUEg
FLOOR
R-
VALUE
e
BASEMENTc
WALL
R-VALUE
SLABd
R-
VALUE
&
DEPTH
CRAWLc
SPACE
WALL
R-
VALUE
Non-Electric
heat
0.32 0.55 NR 49 20 or
13 + 5
13/17 30 10/13h
15/19i
10,2
ft
15/19
Electric heat
0.30 0.55 NR 49 20+5 15/19 30 15/19 10,4
ft
15/19
For SI: 1 foot = 304.8mm
- 19 -
(35) Section R402.2.1 Ceilings with attics spaces is hereby amended to read as follows:
“R402.2.1 Ceilings with attic spaces. When Section R402.1.1 would require R-38 in the
ceiling, R-30 shall be deemed to satisfy the requirement for R-38 wherever the full height
of uncompressed R-30 insulation extends over the wall top plate at the eaves. Similarly,
R-38 shall be deemed to satisfy the requirement for R-49 wherever the full height of
uncompressed R-38 insulation extends over the wall top plate at the eaves. This reduction
shall not apply to the U-factor alternative approach in Section R402.1.3 and the total UA
alternative in Section R402.1.4. At the eaves, the insulation extending over the exterior
wall top plate shall be R-19 minimum.”
(36) Section R402.2.3 Eave baffle is hereby amended to read as follows:
“R402.2.3 Eave baffle and blocks. For air permeable insulations in vented attics with
ventilation from open or box soffits, a baffle shall be installed to provide ventilation from
the soffit to the attic adjacent to each soffit or eave vent. In the case of continuous soffit
vents, enough baffles shall be installed to maintain the required attic ventilation from the
soffit. Baffles shall maintain an opening equal or greater than the size of the vent. The
ventilation baffle shall extend over the top of the attic insulation between rafters or
trusses, maintaining a minimum 1 inch clear opening below the roof deck and sufficient
space for the minimum depth of attic insulation. The baffle shall be permitted to be any
solid material. All other spaces between rafters or trusses shall be blocked at the outside
edge of the exterior wall top plate, with air impermeable materials so as to contain the
attic insulation.”
(37) Section R402.2.7.1 Rim insulation requirements is hereby added to read as follows:
“R402.2.7.1 Rim insulation requirements All rim plates and rim joist which are part of
the thermal envelope shall be air-sealed. All rim plates and rim joist which are part of the
thermal envelope shall be insulated using spray foam materials to R-15 minimum when
the basement walls are insulated to 10/13 in accordance with Table R402.1.1.”
(38) Section 402.4.1 Building thermal envelope is hereby amended in its entirety to read as
follows:
R402.4.1 Building thermal envelope. The building thermal envelope shall comply with
Sections R402.4.1.1 and R402.4.1.2. The sealing methods between dissimilar materials
shall allow for differential expansion and contraction.
R402.4.1.1 Installation. The components of the building thermal envelope as listed in
Table R402.4.1.1 shall be installed in accordance with the manufacturer’s instructions
and the criteria listed in Table R402.4.1.1, as applicable to the method of construction.
Where required by the code official, an approved third party shall inspect all components
and verify compliance.
R402.4.1.2 Testing. The building or dwelling unit shall be tested and verified as having
an air leakage rate of not exceeding 5 air changes per hour in Climate Zones 1 and 2, and
- 20 -
3 air changes per hour in Climate Zones 3 through 8. Testing shall be conducted with a
blower door at a pressure of 0.2 inches w.g. (50 Pascals). Where required by the code
official, testing shall be conducted by an approved third party. A written report of the
results of the test shall be signed by the party conducting the test and provided to the
code official. Testing shall be performed at any time after creation of all penetrations of
the building thermal envelope.
During testing:
1. Exterior windows and doors, fireplace and stove doors shall be closed, but not sealed,
beyond the intended weatherstripping or other infiltration control measures;
2. Dampers including exhaust, intake, makeup air, backdraft and flue dampers shall be
closed, but not sealed beyond intended infiltration control measures;
3. Interior doors, if installed at the time of the test, shall be open;
4. Exterior doors for continuous ventilation systems and heat recovery ventilators shall be
closed and sealed;
5. Heating and cooling systems, if installed at the time of the test, shall be turned off; and
6. Supply and return registers, if installed at the time of the test, shall be fully open.
“R402.4.1 Building thermal envelope. The building, or effective August 1, 2014,
individual dwelling units, shall be tested and verified as having an air leakage rate not
exceeding 3 air changes per hour. Testing shall be conducted with a blower door at a
pressure of 0.2 inches w.g. (50 Pascals) in accordance with Section 802 of the RESNET
Mortgage Industry National Home Energy Rating Standards or City of Fort Collins
Building Code Protocol for New Multifamily Building Air Tightness Testing. Where
required by the building official, testing shall be conducted by an approved third party. A
written report of the results of the test shall be signed by the party conducting the test and
provided to the building official. Isolation of attached garages from adjoining conditioned
areas shall be verified in accordance with City of Fort Collins protocols.
Testing shall occur after rough-in and after installation of penetrations of the building
thermal envelope, including but not limited to penetrations for utilities, plumbing,
electrical, ventilation and combustion appliances.
General requirements during testing:
1. Exterior windows and doors, fireplace and stove doors shall be closed, but not sealed
beyond the intended weather-stripping or other infiltration control measures.
2. Dampers including exhaust, intake, makeup air, backdraft and flue dampers shall be
closed, but not sealed beyond intended infiltration control measures.
3. Interior doors, if installed at the time of the test, shall be open.
4. Exterior doors for continuous ventilation systems and heat recovery ventilators shall be
closed and sealed.
5. Heating and cooling systems, if installed at the time of the test, shall be turned off.
6. Supply and return registers, if installed at the time of the test, shall be fully open.
7. Combustion air inlets shall not be closed or otherwise obstructed.
8. Garage doors to the exterior shall be closed.
In additions or alterations to existing buildings, air sealing compliance shall be
- 21 -
considered acceptable when the items listed in Table R402.4.1.1, applicable to the
method of construction, are field-verified.”
(39) Section R402.5 Maximum fenestration U-factor and SHGC is hereby amended to read as
follows:
“R402.5 Maximum fenestration U-factor and SHGC. The area-weighted average
maximum fenestration U-factor permitted, using trade-offs from Section R402.1.4 or
R405 shall be 0.48 0.40 for vertical fenestration in Climate Zones 4 and 5 and 0.40 in
Climate Zones 6 through 8 for vertical fenestration, and 0.75 in Climate Zones 4 through
8 for skylights. The area-weighted average maximum fenestration SHGC permitted using
tradeoffs from Section R405 in Climate Zones 1 through 3 shall be 0.50.
(40) Section R403.2.1 Insulation is amended to read as follows:
“R403.2.1 Insulation. (PrescriptiveMandatory) Supply ducts in attics shall be insulated
to a minimum of R-8. All other ducts shall be insulated to a minimum of R-6.
Exception:
Ducts or portions thereof located completely inside the building thermal envelope.”
(41) Section R403.6 Equipment sizing (Mandatory) is hereby amended to read as follows:
“R403.6 Equipment sizing (Mandatory) Heating and cooling systems shall be sized in
accordance with ACCA Manual S based on building loads calculated in accordance with
ACCA Manual J or other approved heating and cooling calculation methodologies.
designed in accordance with International Residential Code Section M1401.3 and
performance will be verified in accordance with International Residential Code Section
M1309.”
(42) Section R404.1 Lighting equipment (Mandatory) is hereby amended to read as follows:
“R404.1 Lighting equipment (Mandatory). A minimum of 75 percent of the lamps in
permanently installed lighting fixtures shall be high-efficacy lamps or a minimum of 75
percent 50 percent of the permanently installed lighting fixtures shall contain only high-
efficacy LED lamps.
Exception: Low-voltage lighting shall not be required to utilize high-efficiency lamps.”
(43) Section R404.2 Occupant sensor controls, is hereby added to read as follows:
“R404.2 Occupant sensor controls. In multifamily buildings, occupant sensor controls
shall be provided to automatically reduce connected lighting power by not less than 50
percent during periods when no occupants are present in common corridors and common
enclosed stairwells.
- 22 -
Lighting in means of egress shall comply with the luminance or uniformity criteria
required by the International Building Code when occupied.
Exception: Automatic power reduction shall not be used to control battery back-up
emergency lighting and exit signage.”
(44) Chapter 6 REFERENCED STANDARDS is hereby amended by adding the following
additional referenced standard in alphabetical sequence:
“RESNET® Mortgage Industry National Home Energy Rating Systems Standards
Residential Energy Services Network, Inc.
P.O. Box 4561
Oceanside, CA 92052-4561
http://resnet.us
RESNET® reference standard Grade I and Grade II Insulation
Referenced in Amended 2012 IECC Section C402.2.
Introduced, considered favorably on first reading, and ordered published this 21st day of
January, A.D. 2014, and to be presented for final passage on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 1 -
ORDINANCE NO. 020, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE II, DIVISION 2, OF THE CODE
OF THE CITY OF FORT COLLINS FOR THE PURPOSE OF
REPEALING THE 2009 INTERNATIONAL
RESIDENTIAL CODE (IRC), AND ADOPTING THE
2012 INTERNATIONAL RESIDENTIAL CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2012 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2009 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its citizens that the 2009 International Residential Code be
repealed, and that in its place, the 2012 International Residential Code, be adopted, with
amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 5-26(d) of the Code of the City of Fort Collins is hereby
amended to read as follows:
(d) Pursuant to the power and authority conferred on the City Council by Section 31-
16-202, C.R.S., and Article II, Section 7 of the Charter, the City Council hereby repeals
- 2 -
the 20039 Edition of the International Residential Code, and adopts, as the residential
building code of the City, the 200912 International Residential Code published by the
International Code Council, as amended by the City, which shall have the same force and
effect as though set forth in full herein. The subject matter of the International
Residential Code adopted herein includes comprehensive provisions and standards for the
protection of the public health and safety by prescribing regulations governing the
construction, alteration, enlargement, relocation, replacement, repair, equipment, use and
occupancy, location, removal and demolition of, and its applicability is hereby limited to,
individual nonattached one- and two-family dwellings and multiple single-family
dwellings (townhouses) not more than three (3) stories above grade in height with a
separate means of egress, and their accessory structures.
Section 2. That Section 5-30 of the Code of the City of Fort Collins is hereby
repealed and reenacted to read as follows:
Sec. 5-30 Amendments and deletions to code.
The 2012 INTERNATIONAL RESIDENTIAL CODE adopted herein is hereby amended in
the following respects:
(1) Section R101.1 Title is hereby amended to read as follows:
“R101.1 Title. These provisions shall be known as the Residential Code for One- and
Two-family Dwellings of the City of Fort Collins and shall be cited as such and will be
referred to herein as “this code.”
(2) Section R102.4 Referenced codes and standards, is hereby amended to read as follows:
“R102.4 Referenced codes and standards. The codes and standards referenced in this
code shall be those that are listed in Section 101.4 of the International Building Code,
entitled ‘Referenced Codes’ and shall be considered part of the requirements of this code
to the prescribed extent of each such reference. Where differences occur between
provisions of this code and referenced codes and standards, the provisions of this code
shall apply.”
(3) Section R103 Department of Building Safety is hereby amended in its entirety to read as
follows:
SECTION R103
DEPARTMENT OF BUILDING SAFETY
R103.1 Creation of enforcement agency. The Department of Building Safety is hereby
created and the official in charge thereof shall be known as the building official.
R103.2 Appointment. The building official shall be appointed by the chief appointing
authority of the jurisdiction.
- 3 -
R103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and
with the concurrence of the appointing authority, the building official shall have the
authority to appoint a deputy building official, the related technical officers, inspectors,
plan examiners and other employees. Such employees shall have powers as delegated by
the building official. For the maintenance of existing properties, see the International
Property Maintenance Code.
“R103 Code Administration.
R103.1 Entity charged with code administration shall be as determined in accordance
with Section 103 of the International Building Code, entitled ‘Code Administration’.”
(4) Section R105.2 Work exempt from permit, items 1, 2, 3, 5, 7, 8, 9, 11, 12, 13, 14 under the
heading of “Building” are amended or added to read as follows:
“Building:
1.”One-story detached accessory structures used as tool and storage sheds, playhouses
and similar uses, for lawn and garden equipment storage, tool storage and similar uses,
including arbors, pergolas, and similar structures, provided the floor area does not exceed
200 square feet (18.58 m2). 120 square feet (11.15 m
2
)
or 8 feet (2.438 m) in height, and
the structures do not house flammable liquids in quantities exceeding 10 gallons (38 l)
per building and are constructed entirely of noncombustible materials when located less
than 3 feet (0.914 m) from an adjoining property line.
2. Fences not over 7 feet (2134 mm) 6 feet (1829 mm) high.
3. Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom
of the footing low side grade to the top of the wall, provided the horizontal distance to the
next uphill retaining wall is at least equal to the total height of the lower retaining wall,
unless supporting a surcharge or impounding Class I, II or IIIA liquids.
4. Water tanks supported directly upon grade if the capacity does not exceed 5,000
gallons (18,927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
5. Platforms intended for human occupancy or walking, sidewalks and driveways if such
structures are not more than 30 inches (762 mm) above adjacent grade, and are not over
any basement window or story below, and are not part of an accessible route.
6. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
7. Prefabricated and portable swimming pools that are less than 24 inches (610 mm)
deep. or wading pools, hot tubs or spas if such structures are supported directly upon
grade when the walls of such structures are entirely above grade, and if such structures
cannot contain water more than 24 inches (610 mm) deep.
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8. Swings and other playground equipment, including one elevated playhouse per lot
designed and used exclusively for play, not exceeding 64 square feet (5.9 m2)
of floor
area or 6 feet (1.82 m) in height as measured from the floor to the highest point of such
structure.
9. Window awnings supported by an exterior wall which do not project more than 54
inches (1372 mm) from the exterior wall and do not require additional support. Window
replacement requiring no structural alteration. Window replacement requiring no change
in the window configuration which reduces the size of the window opening. Window
replacement when such work is determined not to be historically significant. Storm
window, storm door and rain gutter installation.
10. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30
inches (762 mm) above grade at any point, are not attached to a dwelling, and do not
serve the exit door required by Section R311.4.
11. Roofing repair or replacement work not exceeding one square (100 square feet) of
covering per building.
12. Replacement of nonstructural siding when the removal of siding is performed in
accordance with State laws regarding asbestos and lead paint.
13. Minor work valued at less than $500 when such minor work does not involve
alteration of structural components, fire-rated assemblies, plumbing, electrical,
mechanical or fire-extinguishing systems.
14. Decorative ponds, fountains and pools no more than 24 inches (610 mm) deep.”
(5) Section R105.2 Work exempt from permit, is further amended by deleting all headings and
references under Electrical, Gas, and Mechanical.
Electrical:
1. Listed cord-and-plug connected temporary decorative lighting.
2. Reinstallation of attachment plug receptacles but not the outlets there for.
3. Replacement of branch circuit over-current devices of the required capacity in the
same location.
4. Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25
volts and not capable of supplying more than 50 watts of energy.
5. Minor repair work, including the replacement of lamps or the connection of approved
portable electrical equipment to approved permanently installed receptacles.
Gas:
1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such
equipment unsafe.
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3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are
not interconnected to a power grid.
Mechanical:
1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot- or chilled-water piping within any heating or cooling equipment regulated
by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such
equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of
refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are
not interconnected to a power grid.
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if
any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it
becomes necessary to remove and replace the same with new material, such work shall be
considered as new work and a permit shall be obtained and inspection made as provided
in this code. The clearing of stoppages or the repairing of leaks in pipes, valves or
fixtures, and the removal and reinstallation of water closets, provided such repairs do not
involve or require the replacement or rearrangement of valves, pipes or fixtures.
(6) Section R105.5 Expiration is hereby amended by adding a second paragraph to read as
follows:
“Both prior to and subsequent to the effective date of this code, any work authorized by a
permit regulated by this code or any other building construction code administered by the
building official that involves the construction or alteration of an exterior building
component, assembly or finish material, such as the foundation, wall and roof framing,
sheathing, siding, fenestration, and roof covering, shall be fully finished for permanent
outdoor exposure within 24 months of the date of issuance of such permit, regardless of
when the permit was issued.”
(7) Section R105.10 Premises Identification is hereby added to read as follows:
“R105.10 Premises Identification During Construction. The approved permit number
and street address number shall be displayed and be plainly visible and legible from the
public street or road fronting the property on which any new building is being
constructed.”
(8) Section R105.11 Transfer of permits, is hereby added to read as follows:
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“R105.11 Transfer of permits. A current valid building permit may be transferred from
one party to another upon written application to the building official. When any
substantial changes are made to the original plans and specifications submitted with the
permit, as determined by the building official, a new plan review fee shall be paid as
calculated in accordance with Section R108. A fee of $50 shall be paid to cover
administrative costs for all building permit transfers. No change shall be made in the
expiration date of the original permit.”
(9) Section R106.1.3 Information for construction in flood hazard areas is hereby amended to
read as follows:
R106.1.3 Information for construction in flood hazard areas. For buildings and
structures located in whole or in part in flood hazard areas as established by Table
R301.2(1), construction documents shall include:
1. Delineation of flood hazard areas, floodway boundaries and flood zones and the design
flood elevation,
as appropriate;
2. The elevation of the proposed lowest floor, including basement; in areas of shallow
flooding (AO Zones), the height of the proposed lowest floor, including basement, above
the highest adjacent grade;
3. The elevation of the bottom of the lowest horizontal structural member in coastal high
hazard areas (V Zone); and
4. If design flood elevations are not included on the community’s Flood Insurance Rate
Map (FIRM), the building official and the applicant shall obtain and reasonably utilize
any design flood elevation and floodway data available from other sources.
“R106.1.3 Information for construction in flood hazard areas “For buildings or
structures regulated under the scope of this code that are in whole or in part located in
flood hazard areas, construction documents shall be submitted as established in
accordance with Chapter 10 of the City Code, entitled ‘Flood Prevention and
Protection’.”
(10) Section R106.1.4 Grading performance plans and certificate, is hereby added to read as
follows:
“R106.1.4 Grading performance plans and certificate. Every building permit
application for a new building regulated by this code shall be accompanied by a site
drainage/grading performance plan as prescribed by City standards. Drainage plans shall
be submitted to and approved by the City’s Storm Drainage department prior to the
issuance of the permit.”
(11) Section R106.3.1 Approval of construction documents, is hereby amended to read as
follows:
“R106.3.1 Approval of construction documents. When the building official issues a
permit, the construction documents shall be approved in writing or by a stamp. Which
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states “REVIEWED FOR CODE COMPLIANCE.” One set of construction documents
so reviewed shall be retained by the building official. The other set shall be returned to
the applicant, shall be kept at the site of work and shall be open to inspection by the
building official or his or her authorized representative.”
(12) Section R107, Temporary Structures and Uses, is deleted in its entirety.
SECTION R107
TEMPORARY STRUCTURES AND USES
R107.1 General. The building official is authorized to issue a permit for temporary
structures and temporary uses. Such permits shall be limited as to time of service, but
shall not be permitted for more than 180 days. The building official is authorized to grant
extensions for demonstrated cause.
R107.2 Conformance. Temporary structures and uses shall conform to the structural
strength, fire safety, means of egress, light, ventilation and sanitary requirements of this
code as necessary to ensure the public health, safety and general welfare.
R107.3 Temporary power. The building official is authorized to give permission to
temporarily supply and use power in part of an electric installation before such
installation has been fully completed and the final certificate of completion has been
issued. The part covered by the temporary certificate shall comply with the requirements
specified for temporary lighting, heat or power in NFPA 70.
R107.4 Termination of approval. The building official is authorized to terminate such
permit for a temporary structure or use and to order the temporary structure or use to be
discontinued.
(13) Section R108, FEES, is hereby amended in its entirety to read as follows:
SECTION R108 FEES
R108.1 Payment of fees. A permit shall not be valid until the fees prescribed by law
have been paid. Nor shall an amendment to a permit be released until the additional fee, if
any, has been paid.
R108.2 Schedule of permit fees. On buildings, structures, electrical, gas, mechanical and
plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as
required, in accordance with the schedule as established by the applicable governing
authority.
R108.3 Building permit valuations. Building permit valuation shall include total value
of the work for which a permit is being issued, such as electrical, gas, mechanical,
plumbing equipment and other permanent systems, including materials and labor.
R108.4 Related fees. The payment of the fee for the construction, alteration, removal or
demolition for work done in connection with or concurrently with the work authorized by
a building permit shall not relieve the applicant or holder of the permit from the payment
of other fees that are prescribed by law.
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R108.5 Refunds. The building official is authorized to establish a refund policy.
R108.6 Work commencing before permit issuance. Any person who commences work
requiring a permit on a building, structure, electrical, gas, mechanical or plumbing system
before obtaining the necessary permits shall be subject to a fee established by the
applicable governing authority that shall be in addition to the required permit fees.
“R108 Fees
R108.1 Payment of fees. All items relating to fees shall be as specified in Section 109 of
the International Building Code, entitled ‘Fees’.”
(14) Section R109.1.7 Site Survey required, is hereby added to read as follows:
“R109.1.7 Site Survey required. A survey or improvement location certificate of the
site on which a new building or addition is to be constructed may be required by the
building official to verify that the structure is located in accordance with the approved
plans and any other regulations of the City.”
(15) Section R110.2 Change in use, is hereby amended to read as follows:
“R110.2 Change in use. Changes in the character, use, or occupancy of an existing
structure shall not be made except except as specified in Sections 3408 and 3409 of the
International Building Code in conformance with this code and the general building code
enacted by the City.”
(16) Section R112, Board of Appeals, is hereby amended in its entirety to read as follows:
SECTION R112 BOARD OF APPEALS
R112.1 General. In order to hear and decide appeals of orders, decisions or
determinations made by the building official relative to the application and interpretation
of this code, there shall be and is hereby created a board of appeals. The building official
shall be an ex officio member of said board but shall have no vote on any matter before
the board. The board of appeals shall be appointed by the governing body and shall hold
office at its pleasure. The board shall adopt rules of procedure for conducting its business,
and shall render all decisions and findings in writing to the appellant with a duplicate
copy to the building official.
R112.2 Limitations on authority. An application for appeal shall be based on a claim
that the true intent of this code or the rules legally adopted thereunder have been
incorrectly interpreted, the provisions of this code do not fully apply, or an equally good
or better form of construction is proposed. The board shall have no authority to waive
requirements of this code.
R112.2.1 Determination of substantial improvement in flood hazard areas. When the
building official provides a finding required in Section R105.3.1.1, the board of appeals
shall determine whether the value of the proposed work constitutes a substantial
improvement. A substantial improvement means any repair, reconstruction,
rehabilitation, addition or improvement of a building or structure, the cost of which
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equals or exceeds 50 percent of the market value of the building or structure before the
improvement or repair is started. If the building or structure has sustained substantial
damage, all repairs are considered substantial improvement regardless of the actual repair
work performed. The term does not include:
1. Improvements of a building or structure required to correct existing health, sanitary or
safety code violations
identified by the building official and which are the minimum necessary to assure safe
living conditions; or
2. Any alteration of an historic building or structure, provided that the alteration will not
preclude the continued designation as an historic building or structure. For the purpose of
this exclusion, an historic building is:
2.1. Listed or preliminarily determined to be eligible for listing in the National Register of
Historic Places; or
2.2. Determined by the Secretary of the U.S. Department of Interior as contributing to the
historical significance of a registered historic district or a district preliminarily
determined to qualify as an historic district; or
2.3. Designated as historic under a state or local historic preservation program that is
approved by the Department of Interior.
R112.2.2 Criteria for issuance of a variance for flood hazard areas. A variance shall
be issued only upon:
1. A showing of good and sufficient cause that the unique characteristics of the size,
configuration or topography of the site render the elevation standards in Section R322
inappropriate.
2. A determination that failure to grant the variance would result in exceptional hardship
by rendering the lot undevelopable.
3. A determination that the granting of a variance will not result in increased flood
heights, additional threats to public safety, extraordinary public expense, cause fraud on
or victimization of the public, or conflict with existing local laws or ordinances.
4. A determination that the variance is the minimum necessary to afford relief,
considering the flood hazard.
5. Submission to the applicant of written notice specifying the difference between the
design flood elevation
and the elevation to which the building is to be built, stating that the cost of flood
insurance will be commensurate with the increased risk resulting from the reduced floor
elevation, and stating that construction below the design flood elevation increases risks to
life and property.
R112.3 Qualifications. The board of appeals shall consist of members who are qualified
by experience and training to pass on matters pertaining to building construction and are
not employees of the jurisdiction.
R112.4 Administration. The building official shall take immediate action in accordance
with the decision of the board.
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“R112 Board of Appeals
R112.1 General. Appeals of decisions, determinations and interpretations of this code
shall be made pursuant to the applicable provisions set forth in Section 113 of the
adopted International Building Code, entitled ‘Board of Appeals’.”
(17) Section R113.4 Violation penalties, is hereby amended to read as follows:
“R113.4 Violation penalties. Any person who violates a provision of this code or fails to
comply with any of the requirements thereof or who erects, constructs, alters or repairs a
building or structure in violation of the approved construction documents or directive of
the building official, or of a permit or certificate issued under the provisions of this code,
shall be subject to penalties as prescribed by law. shall be guilty of a misdemeanor and
shall be subject to the penalties and fines specified in Section 1-15 of the City Code.”
(18) Section R113.5 Work commencing before permit issuance is hereby added to read as
follows:
“R113.5 Work commencing before permit issuance. In addition to the penalties set
forth in R113.4, any person or firm who, before obtaining the necessary permit(s),
commences any construction of, or work on, a building, structure, electrical, gas,
mechanical or plumbing system that is not otherwise exempted from obtaining a permit,
shall be subject to a fine in addition to the standard prescribed permit fee. Said fine shall
be equal in amount to the permit fee, except that it shall not be less than $50 nor more
than $1,000 for the first such violation. A person or firm committing the same such
violation repeatedly shall be subject to a fine equal to double the amount of the permit fee
or double the amount of the fee imposed for the preceding violation, whichever is greater,
for every such subsequent violation committed within 180 days of a previous violation.
Said fines may be appealed to the City Manager pursuant to Chapter 2, Article VI of the
City Code.”
(19) Section R202, Definitions, terms are hereby amended or added in alphabetical sequence in
the following respects:
The term, “BASEMENT”, is hereby amended to read as follows:
“BASEMENT. A story that is not a story above grade plane. (see “Story above grade
plane”). That portion of a building located partly or completely below grade, wherein the
underside of the floor area above the basement floor is 72 inches (1829 mm) or more
above the surface of an approved permanent basement floor.”
The term, “CITY” is hereby added to read as follows:
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“The word CITY shall mean the municipal corporation of Fort Collins, Colorado,
including its physical location and boundaries.”
The term, “CRAWL SPACE” is hereby added to read as follows:
“CRAWL SPACE. That portion of a building that is conditioned or non-conditioned
space located partly or completely below grade (excluding the under-floor space beneath
below-grade structural floor systems), wherein the underside of the adjacent finished
floor above is less than 72 inches (1829 mm) above the bottom surface of such crawl
space.”
The term, “DWELLING” is hereby amended to read as follows:
DWELLING. Any building that contains one or two dwelling units used, intended, or
designed to be built, used, rented, leased, let or hired out to be occupied, or that are
occupied for living purposes. A building used exclusively for residential occupancy and
for permitted accessory uses, including single-family dwellings, two-family dwellings
and multi-family dwellings, and which contains: (a) a minimum of 800 square feet of
floor area, or (b) in the case of a dwelling to be constructed on the rear portion of a lot in
the L-M-N, M-M-N, N-C-L, N-C-M, N-C-B, C-C-N, C-C-R, H-C or E zone districts, a
minimum of 400 square feet of floor area, so long as a dwelling already exists on the
front portion of such lot. The term dwelling shall not include hotels, motels, tents or other
structures designed or used primarily for temporary occupancy. Any dwelling shall be
deemed to be a principal building.”
The term, “DWELLING UNIT” is hereby amended to read as follows:
DWELLING UNIT. A single unit providing complete independent living facilities for
one or more persons, including permanent provisions for living, sleeping, eating, cooking
and sanitation. One or more rooms and a single kitchen and at least one bathroom,
designed, occupied or intended for occupancy as separate quarters for the exclusive use
of a single family for living, cooking and sanitary purposes, located in a single-family,
two-family or multi-family dwelling or mixed-use building.”
The term, “FAMILY” is hereby added to read as follows:
“FAMILY. Any number of persons who are all related by blood, marriage, adoption,
guardianship or other duly authorized custodial relationship, and who live together as a
single housekeeping unit and share common living, sleeping, cooking and eating
facilities.”
The term, “FLOOR AREA” is hereby added to read as follows:
“FLOOR AREA. The area included within the surrounding exterior walls of a building
or portion thereof, exclusive of vent shafts and courts. The floor area of a building, or
portion thereof, not provided with surrounding exterior walls shall be the usable area
under the horizontal projection of the roof or floor above.”
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The term, “GRADE” is hereby amended to read as follows:
“GRADE The finished ground level adjoining the building at all exterior walls.
(ADJACENT GROUND ELEVATION). The lowest point of elevation of the finished
surface of the ground, paving or sidewalk between the building and the property line or,
when the property line is more than 5 feet (1.524 m) from the building, between the
building and a line 5 feet (1.524 m) from the building.”
The term “ROOM, SLEEPING (BEDROOM”), is hereby added to read as follows:
“ROOM, SLEEPING (BEDROOM). A habitable space within a dwelling or other
housing unit designed primarily for the purpose of sleeping. The presence of a bed, cot,
mattress, convertible sofa or other similar furnishing used for sleeping purposes shall be
prima facie evidence that such space or room is a sleeping room. The presence of closets
and similar storage facilities shall not be considered a relevant factor in determining
whether or not a room is a sleeping room.”
The term “SITE”, is hereby added to read as follows:
“SITE. A parcel of land bounded by a property line or a designated portion of a public
right-of-way.”
The term, “TOWNHOUSE”, is hereby amended to read as follows:
“TOWNHOUSE: A single-family dwelling unit constructed in a group of three two or
more attached individual units in which each unit extends from foundation to roof and
with a yard or public way on at least two sides., each of which is separated from the other
from the foundation to the roof and is located entirely on a separately recorded and
platted parcel of land (site) bounded by property lines that is deeded exclusively for such
single-family dwelling.”
(20) Section 301.1.3 Engineered Design is hereby amended to read as follows:
“R301.1.3 Engineered design. When a building of otherwise conventional light-frame
construction contains structural elements exceeding the limits of Section R301 or
otherwise not conforming to this code, these elements shall be designed in accordance
with accepted engineering practice. The extent of such design need only demonstrate
compliance of nonconventional elements with other applicable provisions and shall be
compatible with the performance of the conventional framed system. Engineered design,
in accordance with the Building Code enacted by the City, is permitted for all buildings,
structures, and portions thereof included in the scope of this code.”
(21) Table R301.2(1), Climatic and Geographic Design criteria, is hereby amended to read as
follows:
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For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
a. Weathering may require a higher strength concrete or grade of masonry than necessary
to satisfy the structural requirements of this code. The weathering column shall be filled
in with the weathering index (i.e., “negligible,” “moderate” or “severe”) for concrete as
determined from the Weathering Probability Map [Figure R301.2(3)]. The grade of
masonry units shall be determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C
145, C 216 or C 652.
b. The frost line depth may require deeper footings than indicated in Figure R403.1(1).
The jurisdiction shall fill in the frost line depth column with the minimum depth of
footing below finish grade.
c. The jurisdiction shall fill in this part of the table to indicate the need for protection
depending on whether there has been a history of local subterranean termite damage.
d. The jurisdiction shall fill in this part of the table with the wind speed from the basic
wind speed map [Figure R301.2(4)A]. Wind exposure category shall be determined on a
site-specific basis in accordance with Section R301.2.1.4. e. The outdoor design dry-bulb
temperature shall be selected from the columns of 971/2-percent values for winter from
Appendix D of the International Plumbing Code. Deviations from the Appendix D
temperatures shall be permitted to reflect local climates or local weather experience as
determined by the building official.
f. The jurisdiction shall fill in this part of the table with the seismic design category
determined from Section R301.2.2.1.
g. The jurisdiction shall fill in this part of the table with (a) the date of the jurisdiction’s
entry into the National Flood Insurance Program (date of adoption of the first code or
ordinance for management of flood hazard areas), (b) the date(s) of the Flood Insurance
Study and (c) the panel numbers and dates of all currently effective FIRMs and FBFMs
or other flood hazard map adopted by the authority having jurisdiction, as amended.
h. In accordance with Sections R905.2.7.1, R905.4.3.1, R905.5.3.1, R905.6.3.1,
R905.7.3.1 and R905.8.3.1, where there has been a history of local damage from the
effects of ice damming, the jurisdiction shall fill in this part of the table with “YES.”
Otherwise, the jurisdiction shall fill in this part of the table with “NO.”
i. The jurisdiction shall fill in this part of the table with the 100-year return period air
freezing index (BF-days) from Figure R403.3(2) or from the 100-year (99 percent) value
on the National Climatic Data Center data table “Air Freezing Index-USA Method (Base
32°F)” at www.ncdc.noaa.gov/fpsf.html.
j. The jurisdiction shall fill in this part of the table with the mean annual temperature
from the National Climatic Data Center data table “Air Freezing Index- USA Method
(Base 32°F)” at www.ncdc.noaa.gov/fpsf.html.
k. In accordance with Section R301.2.1.5, where there is local historical data
documenting structural damage to buildings due to topographic wind speed-up effects,
GROUND
SNOW
LOAD
WIND
SPEED b
SEISMIC
DESIGN
CATE-
GORY
SUBJECT TO DAMAGE FROM WINTER
DESIGN
TEMP
AIR
FREEZ-
ING
INDEX
e
MEAN
ANN-
UAL
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the jurisdiction shall fill in this part of the table with “YES.” Otherwise, the jurisdiction
shall indicate “NO” in this part of the table.
For SI: C = [( F)-32]/1.8.
a. “Weathering may require a higher strength concrete or grade of masonry than necessary
to satisfy the standard structural requirements of this code. The weathering column is
based on the weathering index (i.e. “severe”) for concrete as determined from the
Weathering Probability Map [Figure R301.2 (3)]. The grade of masonry units shall be
determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b. Wind exposure category shall be determined on a site-specific basis in accordance with
Section R301.2.1.4.
c. Decay is determined in accordance with Figure R301.2(7).
d. July 16, 1979 is the date of the City’s entry into the National Flood Insurance Program
(date of adoption of the first code or ordinance for management of flood hazard areas).
e. The 100-year return period air freezing index (BF-days) is established from Figure
R403.3(2) or from the 100-year (99 percent) value on the National Climatic Data Center
data table Air Freezing Index- USA Method (Base 32
o
Fahrenheit) at
www.ncdc.noaa.gov/fpsf.html.
f. The mean annual temperature is established from the National Climatic Data Center data
table “Air Freezing Index-USA Method (Base 32
o
Fahrenheit) at
www.ncdc.noaa.gov/fpsf.html.”
(22) Section R301.2.1.5.2 Basic Wind Speed is hereby added, to read as follows:
“R301.2.1.5.2 Basic Wind Speed. The Special Wind Region as indicated on Figure
R301.2(4) of this code shall apply using a Basic Wind Speed of 100 miles per hour (161
kph) based on the exposure category as described in Section R301.2.1.4, or the equivalent
pressure thereto.”
(23) Section R302.1 Exterior walls, is hereby amended to read as follows:
“R302.1 Exterior walls. Construction, projections, openings and penetrations of exterior
walls of dwellings and accessory buildings shall comply with Table R302.1 as amended
(1); or dwellings equipped throughout with an automatic sprinkler system installed in
accordance with Section P2904 shall comply with Table R302.1(2).”
(24) Section R302.1.1 Exterior wall finish materials, is hereby added to read as follows:
“R302.1.1 Exterior wall finish materials Walls of dwellings located within the fire
separation distance (location from property line) of 0 feet to less than 5 feet shall be
constructed of exterior finishes containing cementitious materials.
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Exception: Dwellings equipped throughout with an automatic sprinkler system installed
in accordance with Section P2904 or NFPA 13D.”
(25) Table R302.1(1) Exterior Walls is hereby amended to read as follows:
TABLE R302.1 EXTERIOR WALLS
EXTERIOR WALL ELEMENT
MINIMUM FIRE-RESISTANCE
RATING
MINIMUM FIRE
SEPARATION
DISTANCE
WALLS
FIRE-RESISTANCE RATED
1 HOUR-TESTED IN
ACCORDANCE WITH ASTM E 119
OR UL 263 WITH EXPOSURE
FROM BOTH SIDES
< 5 feet
LESS THAN 3
FEET
NOT FIRE RESISTANCE
RATED
0 HOURS
5 feet
3 FEET OR MORE
PROJECTIONS
FIRE-RESISTANCE RATED 1 HOUR ON THE UNDERSIDE
2 TO < 5 feet
3 FEET
Not fire-resistance rated
NOT ALLOWED
0 hours
N/A
5 feet
LESS THAN 2
FEET
OPENINGS IN
WALLS
NOT ALLOWED N/A
LESS THAN 3
FEET
25% maximum of wall area
UNLIMITED
0 HOURS
3 FEET
3 FEET OR MORE
PENETRATIO
NS
ALL
COMPLY WITH SECTION
R302.4
LESS THAN 3
FEET
NONE REQUIRED 3 FEET OR MORE
(26) Table R302.1(2) Exterior Walls-Dwellings with Fire Sprinklers is hereby deleted.
TABLE R302.1(2)
EXTERIOR WALLS—DWELLINGS WITH FIRE SPRINKLERS
EXTERIOR WALL ELEMENT
MINIMUM FIRE-RESISTANCE
RATING
- 16 -
NOT FIRE RESISTANCE RATED 0 HOURS 3 feet
PROJECTIONS
FIRE-RESISTANCE RATED 1 HOUR ON THE UNDERSIDE 2 feet
Not fire-resistance rated
0 hours 3 feet
OPENINGS IN
WALLS
NOT ALLOWED N/A LESS THAN 3 FEET
UNLIMITED 0 HOURS
3 FEET
PENETRATIONS ALL
COMPLY WITH SECTION
R302.4
LESS THAN 3 FEET
NONE REQUIRED 3 FEET OR MORE
(27) Section R302.2 Townhouses, is hereby amended to read as follows:
“R302.2 Townhouses. Each townhouse shall be considered a separate building and shall
be separated by a two-hour fire-resistance rated wall assemblies meeting the requirements
of Section R302.1 for exterior walls. Effective August 1, 2014, townhouses shall be
provided with a fire-suppression system as per P2904.
Exception: Effective August 1, 2014, a common one-hour fire-resistance-rated wall
assembly tested in accordance with ASTME 119 or UL 263 is permitted for townhouses
if such walls do not contain plumbing or mechanical equipment, ducts or vents in the
cavity of the common wall. The wall shall be rated for fire exposure from both sides and
shall extend to and be tight against exterior walls and the underside of the roof sheathing.
Electrical installations shall be installed in accordance with Chapters 34 through 43.
Penetrations of electrical outlet boxes shall be in accordance with Section R302.4.”
(28) Section R302.2.1 Continuity is hereby amended to read as follows:
“R302.2.1 Continuity. The fire-resistance-rated adjoining wall or assembly separating
townhouses along property lines shall be continuous from the foundation to the underside
of the roof sheathing, deck or slab. The fire-resistance rating shall extend the full length
of the wall or assembly, including wall extensions through and separating attached
enclosed accessory structures. The fire-resistance-rated adjoining wall shall extend to the
outer edge of horizontal projecting elements such as balconies, roof overhangs, canopies,
marquees and similar projections”
(29) Section R302.3 Two-family dwellings is hereby amended to read as follows:
“R302.3 Two-family dwellings. Dwelling units in two-family dwellings shall be
separated from each other by wall and/or floor assemblies having not less than a one-hour
two-hour fire-resistance rating or by two walls, each of one-hour fire-resistance rating
when tested in accordance with ASTME 119 or UL 263. Fire-resistance-rated floor-
- 17 -
ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall
assemblies shall extend from the foundation to the underside of the roof sheathing.
Effective August 1, 2014, two-family dwellings shall be provided with a fire-suppression
system as per P2904.
Exceptions:
1. A fire-resistance rating of ½one-half hour shall be permitted in buildings equipped
throughout with an automatic sprinkler system installed in accordance with NFPA 13.
2. Wall assemblies in buildings equipped with a fire suppressions system complying with
NFPA 13, 13R or IRC P2904, need not extend through attic spaces when the ceiling is
protected by not less than 5/8-inch (15.9 mm) Type X gypsum board and an attic draft
stop constructed as specified in Section R302.12.1 is provided above and along the wall
assembly separating the dwellings. The structural framing supporting the ceiling shall
also be protected by not less than 1/2-inch (12.7 mm) gypsum board or equivalent.
3. Walls and floor/ceiling assemblies separating dwelling units shall have a fire-resistance
rating of one-hour in buildings equipped with an automatic sprinkler system installed in
accordance with Section P2904 or NFPA 13D or NFPA 13R.”
(30) Section R308.4.5 Glazing and wet surfaces is hereby amended to read as follows:
“R308.4.5 Glazing and wet surfaces. Glazing in walls, enclosures or fences containing
or facing hot tubs, spas, whirlpools, saunas, steam rooms, bathtubs, showers and indoor
or outdoor swimming pools where the bottom exposed edge of the glazing is less than 60
inches (1524 mm) measured vertically above any standing or walking surface shall be
considered a hazardous location. This shall apply to single glazing and all panes in
multiple glazing.
Exception: Glazing that is more than 60 inches (1524 mm), 48 inches (1219 mm),
measured horizontally and in a straight line, from the water’s edge of a bathtub, hot tub,
spa, whirlpool, or swimming pool.”
(31) Section R308.4.7 Glazing adjacent to the bottom stair landing is hereby amended to
read as follows:
“R308.4.7 Glazing adjacent to the bottom stair landings. Glazing adjacent to the stair
landings at the bottom of a stairway where the glazing is less than 36 inches (914 mm)
above the landing and within 60 inches (1524 mm) horizontally of the top or bottom tread
shall be considered a hazardous location.
Exception: The glazing is protected by a guard complying with Section R312 and the
plane of the glass is more than 18 inches (457 mm) from the guard.”
(32) Section R310.1 Emergency escape and rescue required is hereby amended to read as
follows:
- 18 -
“R310.1 Emergency escape and rescue required. Basements, habitable attics and every
sleeping room shall have at least one operable emergency escape and rescue opening.
Where basements contain one or more sleeping rooms, emergency egress and rescue
openings shall be required in each sleeping room. Where emergency escape and rescue
openings are provided they shall have a sill height of not more than 44 inches (1118 mm)
measured from the finished floor to the bottom of the clear opening. Emergency escape
and rescue window openings that are located more than 72 inches (1829 mm) above the
finished grade or surface directly below the window shall have a sill height of not less
than 24 inches (609 mm) measured from the finished interior side floor. Where a door
opening having a threshold below the adjacent ground elevation serves as an emergency
escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead
enclosure shall comply with Section R310.3. The net clear opening dimensions required
by this section shall be obtained by the normal operation of the emergency escape and
rescue opening from the inside. Emergency escape and rescue openings with a finished
sill height below the adjacent ground elevation shall be provided with a window well in
accordance with Section R310.2. Emergency escape and rescue openings shall open
directly into a public way, or to a yard or court that opens to a public way.
Exception: Basements used only to house mechanical equipment and not exceeding total
floor area of 200 square feet (18.58 m2).”
(33) Section R310.2 Window Wells is amended by adding a new exception #2 to read as
follows:
“2. With the window in the full open position, the bottom window well step may
encroach a maximum of 12 inches (304 mm) into the minimum horizontal projection,
provided the well meets the following criteria:
(a) The bottom of the well is not less than 36 inches wide (914 mm), centered
horizontally on the openable portion of the emergency escape and rescue door or
window; and
(b) An unobstructed clear horizontal projection of 36 inches (914 mm) is maintained at
the centerline of the openable portion of the emergency escape and rescue door or
window; and
(c) Window well steps do not exceed a rise of 16 inches maximum and the step run is at
least 4 inches.”
(34) Section R310.2.2 Drainage is amended to read as follows and by adding a new exception
#2 to read as follows:
“R310.2.2 Drainage. Window wells shall be designed for proper drainage by connecting
to the building’s foundation drainage system required by Section R405.1 or by an
approved alternative method. Inlet to the drainage system shall be a minimum of 4 inches
(101 mm) below the window sill. Where no drains are required, the window well surface
shall be a minimum of 4 inches (101 mm) below the window sill.
Exception:
- 19 -
1. A drainage system for window wells is not required when the foundation is on well-
drained soil or sand-gravel mixture soils according to the United Soil Classification
System, Group I Soils, as detailed in Table R405.1. as determined by the foundation
engineer of record.
2. A drainage system is not required for new window wells on additions or to existing
dwellings.”
(35) Section R311.7.1 Stairways Width Exception is amended to read as follows:
“Exception: The width of spiral stairways installed within individual dwelling units shall
be in accordance with Section R311.7.9.1.”
(36) Section R311.7.5.1 Risers is hereby amended to read as follows:
“R311.7.5.1 Risers. The maximum riser height shall be 7 3/4 inches (196 mm), the
minimum riser height shall be not less than 4 inches (102 mm). The riser shall be
measured vertically between leading edges of the adjacent treads. The greatest riser
height within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5
mm). Risers shall be vertical or sloped from the underside of the nosing of the tread
above at an angle not more than 30 degrees (0.51 rad) from the vertical. Open risers are
permitted provided that the opening between treads does not permit the passage of a 4-
inch-diameter (102 mm) sphere.
Exception: The opening between adjacent treads is not limited on stairs with a total rise
of 30 inches (762 mm) or less.”
(37) Section R312.1.1 Where required is hereby amended to read as follows:
“R312.1.1 Where required. Guards shall be located along open-sided walking surfaces,
including stairs, ramps and landings that are located more than 30 inches (762 mm)
measured vertically to the floor or grade below. at any point within 36 inches (914 mm)
horizontally to the edge of the open side. Insect screening shall not be considered as a
guard.”
(38) Section R312.1.1.1 Area well retaining walls, is amended by adding a new section to read
as follows:
“R312.1.1.1 Area well retaining walls. Where any area well wall, bulkhead enclosure
wall or similar retaining wall or barrier is located less than 36 inches (914 mm) from the
nearest intended walking surface, parking surface, or driveway and the surface elevation
difference between the higher and lower side of the well wall, bulkhead enclosure wall,
or retaining wall is greater than 36 inches, such wall shall be protected with guards or be
provided with an equivalent barrier.
Exceptions:
- 20 -
1. The access side of stairways need not be barricaded.
2. Area wells provided for emergency escape and rescue windows may be protected
with approved grates or covers that comply with Section R310.4.
3. Covers and grates may be used over stairways and other openings used exclusively
for service access or for admitting light or ventilation.
4. Area well walls, bulkhead enclosure walls, or retaining walls adjacent to a building
that are located 24 inches (610 mm) or less measured perpendicular from the building
are excepted.
5. Locations are excepted where the slope of the embankment or the side of the
enclosure or the opening adjacent to such walls does not exceed 2 horizontal to 1
vertical.”
(39) Section R313.1 Townhouse automatic fire sprinkler systems is hereby amended to read
as follows:
“R313.1 Townhouse automatic fire sprinkler systems. Effective August 1, 2014 an
automatic residential fire sprinkler system shall be installed in townhouses.
Exception: An automatic residential fire sprinkler system shall not be required when
additions or alterations are made to existing townhouses that do not have an automatic
residential fire sprinkler system installed.”
(40) Section R313.2 One- and two-family dwellings automatic fire systems is hereby
amended to read as follows:
“R313.2 One- and two-family dwellings automatic fire systems. Effective August 1,
2014 an automatic residential fire sprinkler system shall be installed in one- and two-
family dwellings.
Exception: An automatic residential fire sprinkler system shall not be required for
additions or alterations to existing buildings that are not already provided with an
automatic residential sprinkler system.”
(41) Section R314.3.1 Alterations, repairs and additions, is hereby amended by deleting
exception #2.
2. Installation, alteration or repairs of plumbing or mechanical systems are exempt from
the requirements of this section.
(42) Section R322.1 General is amended to read as follows:
“R322.1 General. Buildings and structures constructed in whole or in part in flood
hazard areas (including A or V Zones) as established in Table R301.2(1) shall be
designed and constructed in accordance with the provisions contained in this section.
Buildings and structures located in whole or in part in identified floodways shall be
designed and constructed in accordance with ASCE 24. In addition to complying with the
- 21 -
provisions of this section, buildings and structures constructed in flood hazard areas shall
be designed and constructed in accordance with the provisions of the Code of the City,
Chapter 10, Flood Prevention and Protection. In riverine flood hazard areas where design
flood elevations are specified but floodways have not been designated, the applicant shall
demonstrate that the cumulative effect of the proposed buildings and structures on design
flood elevations, including fill, when combined with all other existing and anticipated
development, will not increase the design flood elevation more than one foot at any point
within the City.”
(43) Section R324 Resource Efficiency a new section is hereby added to read as follows:
“R324 Resource Efficiency
R324.1 Construction waste management. For new buildings, and additions over 2,500
square feet or remodels over 2,500 square feet a construction waste management plan
acceptable to the building official that includes recycling of concrete and masonry, wood,
metals and cardboard, is required at the time of application for a building permit. The
construction waste management plan shall be implemented and conspicuously posted on
the construction site. Compliance shall be certified by the hauler through receipts and
signed affidavits. Substantive changes to the plan shall be subject to prior approval by the
building official.
R324.1.1 Building demolitions. Buildings or portions of buildings which are removed
shall be processed in such a way as to safely remove all asbestos and lead paint
contaminants. Where possible, all remaining materials, such as doors, windows, cabinets,
and fixtures, concrete and masonry, wood, metals, and cardboard shall be recycled.
Compliance shall be certified by the hauler through receipts and signed affidavits.
R324.2 Certified tropical hardwood. All tropical hardwoods used in new construction,
additions and alterations requiring a building permit, shall be certified by the Forest
Stewardship Council or other approved agency. Certification demonstrating compliance
shall be required with delivery of such materials and shall be available for inspection.”
(44) Section R325 Indoor Environmental Quality a new section is hereby added to read as
follows:
“R325 Indoor Environmental Quality (IEQ)
R325.1 Low-volatile organic compound (VOC) materials. Construction materials,
floor coverings and site applied finishes, including sealants and adhesives, resilient
flooring, carpeting and pad, site-applied paints, stains and varnishes, structural wood
panels, hardwood veneer plywood, particle board and fiber board building products, and
insulation shall meet specified volatile organic compound (VOC) emissions limits in
accordance with California Department of Public Health (CDPH) 01350;
GREENGUARD Environmental Institute GGPS.001 standard for building materials and
- 22 -
finishes; and Green Seal® standards. Documentation demonstrating compliance be
required with delivery of such materials and shall be available for inspection.”
Exception: For alterations to existing buildings, carpeting and pad, structural wood
panels, hardwood, veneer plywood, particle board and fiber board building products and
insulation are not subject to this requirement.”
(45) Section R326 Outdoor Environmental Quality a new section is hereby added to read as
follows:
“R326 Outdoor Environmental Quality (OEQ)
R326.1 Exterior lighting. All exterior lighting fixtures associated with new buildings
shall have the “Fixture Seal of Approval” from the International Dark-Sky Association
(IDA) or meet equivalent criteria approved by the building official. Lighting placement
shall conform to IDA Model Lighting Ordinance for Lighting Zone LZ-1. Light shall be
shielded such that the lamp itself or the lamp image is not directly visible outside the
property perimeter.”
(46) Section R327 Operations and Maintenance and Building Owner Education a new
section is hereby added to read as follows:
“R327 Operations and Maintenance and Building Owner Education
R327.1 Operations and maintenance. In new buildings, operation and maintenance
information addressing all installed systems shall be provided for the building owner
prior to final approval.”
(47) Section R401.1 Application is hereby amended to read as follows:
“R401.1 Application. The provisions of this chapter shall control the design and
construction of the foundation and foundation spaces for all buildings. In addition to the
provisions of this chapter, the design and construction of foundations in areas prone to
flooding as established by Table R301.2(1) shall meet the provisions of Section R322.
All foundations shall be designed by a qualified professional licensed in the State of
Colorado. Such designs shall be performed in accordance with accepted and approved
engineering practices, including considerations for soil load-bearing capacities, surface
and subsurface water conditions, adequate foundation and floor drainage, adequate
ventilation of enclosed interior foundation spaces, and foundation waterproofing and
damp-proofing. Final engineer’s reports, indicating his/her acceptance of the above
requirements, shall be submitted to the building official prior to the issuance of the
Certificate of Occupancy.
Exception: Foundations for accessory buildings and minor additions that are not located
on expansive, compressible, or shifting soils, soils of unknown characteristics, or for
- 23 -
other valid reasons as determined by the building official, need not be designed by a
licensed professional.
Wood foundations in Seismic Design Category D0, D1 or D2 shall be designed in
accordance with accepted engineering practice.
Exception: The provisions of this chapter shall be permitted to be used for wood
foundations only in the following situations:
1. In buildings that have no more than two floors and a roof.
2. When interior basement and foundation walls are constructed at intervals not
exceeding 50 feet (15 240 mm).”
(48) Section, R401.5 Placement of Backfill is hereby added to read as follows:
“R401.5 Placement of Backfill. The excavation outside the foundation, including utility
trenches and excavation ramp, shall be backfilled with soil that is substantially free of
organic material, construction debris and cobbles, boulders, and solid soil masses larger
than 6 inches (152 mm) diameter; or of frozen soil. The backfill shall be placed in lifts
and compacted as set forth in the engineering documents. The backfill shall be placed in a
manner that does not damage the foundation or the waterproofing or damp-proofing
material. Excavation ramps shall be backfilled in such a manner that the ramp does not
become a conduit for surface water to flow toward the foundation. Where excavations
include more than one house, a specially engineered drainage system may be required by
the building official.”
(49) Section R403.1.4.1Frost Protection Exceptions is hereby amended to read as follows:
“Exceptions:
1. Protection of freestanding unconditioned accessory structures with an area of 600
square feet (56 m2) or less, of light-frame construction, with an eave height of 10 feet
(3048 mm) or less shall not be required.
2. Protection of freestanding unconditioned accessory structures with an area of 400
square feet (37 m2) or less, of other than light-frame construction, with an eave height of
10 feet (3048 mm) or less shall not be required.
3. Decks not supported by a dwelling need not be provided with footings that extend
below the frost line.”
(50) Section R405.1 Concrete or masonry foundations, is hereby amended to read as follows:
“R405.1 Concrete or masonry foundations. Drains shall be provided around all
concrete or masonry foundations that retain earth and enclose habitable or usable spaces
located below grade. Drainage tiles, gravel or crushed stone drains, perforated pipe or
other approved systems or materials shall be installed at or below the area to be protected
and shall discharge by gravity or mechanical means into an approved drainage system.
- 24 -
Gravel or crushed stone drains shall extend at least 1 foot (305 mm) beyond the outside
edge of the footing and 6 inches (152 mm) above the top of the footing and be covered
with an approved filter membrane material. The
top of open joints of drain tiles shall be protected with strips of building paper. Perforated
drains shall be surrounded with an approved filter membrane or the filter membrane shall
cover the washed gravel or crushed rock covering the drain. Drainage tiles or perforated
pipe shall be placed on a minimum of 2 inches (51 mm) of washed gravel or crushed rock
at least one sieve size larger than the tile joint opening or perforation and covered with
not less than 6 inches (152 mm) of the same material. “Drains consisting of piping
conforming with ASTM Designation D2729-89 shall be provided adjacent to the lowest
concrete or masonry foundations that retain earth and enclose spaces that are partially or
entirely located below grade. Unless perimeter drains are designed to daylight, they shall
terminate in sump pits with an electrical power source permanently installed within 36
inches (914 mm) of the sump opening. Piping for sump pumps shall discharge at least 60
inches (1524 mm) away from foundations or as otherwise approved by the building
official. Drains shall be installed in bedding materials that are of such size and installed
in such manner to allow ground water to seep into the perimeter drain. Filter fabric or
other measures to restrict the passage of fines shall be used to further protect the
perimeter drain from blockage.
Exception: A drainage system is not required when determined by the engineer of record
that the foundation is installed on well-drained ground or sand gravel mixture soils
according to the Unified Soil Classification System, Group I Soils, as detailed in Table
R405.1.”
(51) Section R405.3 Landscape irrigation, is added to read as follows:
“R405.3 Landscape irrigation. Landscape irrigation systems shall be installed such
that the ground surface within 60 inches (1524 mm), measured perpendicular from the
foundation, is not irrigated.”
(52) Section R408.1Ventilation is hereby amended in its entirety to read as follows:
R408.1 Ventilation. The under-floor space between the bottom of the floor joists and the
earth under any building (except space occupied by a basement) shall have ventilation
openings through foundation walls or exterior walls. The minimum net area of ventilation
openings shall not be less than 1 square foot (0.0929 m2) for each 150 square feet (14
m2) of under-floor space area, unless the ground surface is covered by a Class 1 vapor
retarder material. When a Class 1 vapor retarder material is used, the minimum net area
of ventilation openings shall not be less than 1 square foot (0.0929 m2) for each 1,500
square feet (140 m2) of under-floor space area. One such ventilating opening shall be
within 3 feet (914 mm) of each corner of the building.
“R408.1 Crawl space vapor retarder. All exposed earth in a crawl space shall be
covered with a continuous Class I vapor retarder. Joints of the vapor retarder shall
overlap by 6 inches (152 mm) and shall be sealed or taped. The edges of the vapor
- 25 -
retarder shall extend at least 6 inches (152 mm) up the perimeter stem wall and any
footing pads on grade, and be permanently attached and sealed to the stem wall or footing
pads.”
(53) Section R408.2 Openings for under-floor ventilation is hereby amended in its entirety to
read as follows:
R408.2 Openings for under-floor ventilation. The minimum net area of ventilation
openings shall not be less than 1 square foot (0.0929 m2) for each 150 square feet (14
m2) of under-floor area. One ventilation opening shall be within 3 feet (915 mm) of each
corner of the building. Ventilation openings shall be covered for their height and width
with any of the following materials provided that the least dimension of the covering
shall not exceed 1/4 inch (6.4 mm):
1. Perforated sheet metal plates not less than 0.070 inch (1.8 mm) thick.
2. Expanded sheet metal plates not less than 0.047 inch (1.2 mm) thick.
3. Cast-iron grill or grating.
4. Extruded load-bearing brick vents.
5. Hardware cloth of 0.035 inch (0.89 mm) wire or heavier.
6. Corrosion-resistant wire mesh, with the least dimension being 1/8 inch (3.2 mm) thick.
Exception: The total area of ventilation openings shall be permitted to be reduced to
1/1,500 of the under-floor area where the ground surface is covered with an approved
Class I vapor retarder material and the required openings are placed to provide cross
ventilation of the space. The installation of operable louvers shall not be prohibited.
“R408.2 Crawl space. Crawl spaces shall be designed and constructed to be inside the
building thermal envelope, in accordance with the insulation and air sealing requirements
for crawl space walls and rim joists of Section N1102 of this code. Crawl spaces shall
not be vented to the exterior. They shall be conditioned using one of the following
approaches:
1. Continuously operated mechanical exhaust ventilation at a rate equal to 1 cubic foot
per minute (0.47 L/s) for each 50 square feet (4.7m2) of crawl space floor area, including
an air pathway to the common area (such as a duct or transfer grille);
2. Conditioned air supply sized to deliver at a rate equal to 1 cubic foot per minute (0.47
L/s) for each 50 square feet (4.7 m2) of under-floor area, including a return air pathway
to the common area (such as a duct or transfer grille);
3. Plenum in existing structures complying with Section M1601.5, if under-floor space is
used as a plenum.
Exception: Crawl spaces shall be permitted to be designed and constructed as
unconditioned spaces, outside the building thermal envelope, provided the following
requirements are met:
- 26 -
1. The floor above the crawl space is part of the building thermal envelope. It shall meet
the insulation requirements of Table N1102.1.1 of this code and shall be air-sealed in
accordance with Section N1102.4.1 of this code.
2. Ventilation openings shall be placed through foundation walls or exterior walls. The
minimum net area of ventilation openings shall not be less than 1 square foot (0.0929
m2) for each 1,500 square feet (140 m2) of under-floor space area. One such
ventilating opening shall be within 3 feet (914 mm) of each corner of the building.
3. Ventilation openings shall be covered for their height and width with any of the
following materials, provided that the least dimension of the covering shall not
exceed 1/4 inch (6.4 mm):
a. Perforated sheet metal plates not less than 0.070 inch (1.8 mm) thick.
b. Expanded sheet metal plates not less than 0.047 inch (1.2 mm) thick.
c. Cast-iron grill or grating.
d. Extruded load-bearing brick vents.
e. Hardware cloth of 0.035 inch (0.89 mm) wire or heavier.
f. Corrosion-resistant wire mesh, with the least dimension being 1/8 inch (3.2 mm)
thick.
4. The installation of operable louvers shall not be prohibited.”
(54) Section R408.2.1 Ventilated under-floor spaces, is hereby added to read as follows:
“R408.2.1 Ventilated under-floor spaces. Floor systems above ventilated under-floor
spaces, or floors open to the exterior with no enclosed space below shall be insulated to
R-30 in accordance with the adopted International Energy Conservation Code Table
402.1.1. Floor system shall be sealed to prevent heat loss and air infiltration.”
(55) Section R408.3 Unvented crawl space, Item 3 is hereby added to read as follows:
“3. The perimeter walls enclosing unvented crawl spaces shall be thermally insulated to
R-15 continuous insulation or R-19 batt insulation in accordance with Table N1102.1.1.”
(56) Section R408.3.1 Spaces under below-grade floors, is hereby added to read as follows:
“R408.3.1 Spaces under below-grade floors. Mechanical ventilation systems for spaces
under below-grade floors shall be installed as designed by a professional engineer.”
(57) Section, R408.6 Finished grade is hereby amended by adding a sentence at the end to
read as follows:
“In areas where expansive or collapsible soils are known to exist, under floor clearances
shall be provided in accordance with the professional designed foundation system.”
(58) Section R703.8.1Fenestration Installation is hereby added to read as follows:
- 27 -
“R703.8.1 Fenestration installation. For all new construction, all fenestration
installations shall be in accordance with American Architectural Manufacturers
Association (AAMA) Standards/ Specifications for Windows, Doors and Skylights and
shall be supervised or inspected by an individual certified as an Installation Master or by
one having attended a training by the manufacturer of the specific window product being
installed. Fenestration perimeter flashing shall be installed per Installation Masters
Chapter 16 Method A or A1, including either rigid or flexible sill pan flashing.”
(59) Section R703.11 Vinyl siding is hereby amended in its entirety to read as:
R703.11 Vinyl siding. Vinyl siding shall be certified and labeled as conforming to the
requirements of ASTM D 3679 by an approved quality control agency.
R703.11.1 Installation. Vinyl siding, soffit and accessories shall be installed in
accordance with the manufacturer’s installation instructions.
R703.11.1.1 Vinyl soffit panels. Soffit panels shall be individually fastened to a
supporting component such as a nailing strip, fascia or subfascia component or as
specified by the manufacturer’s instructions.
R703.11.2 Foam plastic sheathing. Vinyl siding used with foam plastic sheathing shall
be installed in accordance with Section R703.11.2.1, R703.11.2.2, or R703.11.2.3.
Exception: Where the foam plastic sheathing is applied directly over wood structural
panels, fiberboard, gypsum sheathing or other approved backing capable of
independently resisting the design wind pressure, the vinyl siding shall be installed in
accordance with Section R703.11.1.
R703.11.2.1 Basic wind speed not exceeding 90 miles per hour and Exposure
Category B. Where the basic
wind speed does not exceed 90 miles per hour (40 m/s), the Exposure Category is B and
gypsum wall board or
equivalent is installed on the side of the wall opposite the foam plastic sheathing, the
minimum siding fastener
penetration into wood framing shall be 11/4 inches (32 mm) using minimum 0.120-inch
diameter nail (shank) with a minimum 0.313-inch diameter head, 16 inches on center.
The foam plastic sheathing shall be minimum 1/2-inch-thick (12.7 mm) (nominal)
extruded polystyrene per ASTM C 578, 1/2-inch-thick (12.7 mm) (nominal)
polyisocyanurate per ASTM C 1289, or 1- inch-thick (25 mm) (nominal) expanded
polystyrene per ASTM C 578.
R703.11.2.2 Basic wind speed exceeding 90 miles per hour or Exposure Categories C
and D. Where the basic wind speed exceeds 90 miles per hour (40 m/s) or the Exposure
Category is C or D, or all conditions of Section R703.11.2.1 are not met, the adjusted
design pressure rating for the assembly shall meet or exceed the loads listed in Tables
R301.2(2) adjusted for height and exposure using Table R301.2(3). The design wind
pressure rating of the vinyl siding for installation over solid sheathing as provided in the
vinyl siding manufacturer’s product specifications shall be adjusted for the following
wall assembly conditions:
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1. For wall assemblies with foam plastic sheathing on the exterior side and gypsum wall
board or equivalent on the interior side of the wall, the vinyl siding’s design wind
pressure rating shall be multiplied by 0.39.
2. For wall assemblies with foam plastic sheathing on the exterior side and no gypsum
wall board or equivalent on the interior side of wall, the vinyl siding’s design wind
pressure rating shall be multiplied by 0.27.
R703.11.2.3 Manufacturer specification. Where the vinyl siding manufacturer’s
product specifications provide an approved design wind pressure rating for installation
over foam plastic sheathing, use of this design
wind pressure rating shall be permitted and the siding shall be installed in accordance
with the manufacturer’s installation instructions.
“R703.11 Vinyl siding shall not be installed on new buildings within the limits of the
City of Fort Collins.”
(60) Section R703.11.3 Polypropylene siding is hereby added to read as:
“R703.11.3 Polypropylene siding shall not be installed on new buildings within the
limits of the City of Fort Collins.”
(61) Section R801.3 Roof Drainage is hereby amended to read as follows:
“R801.3 Roof drainage. In areas where expansive or collapsible soils are known to exist,
All dwellings shall have a controlled method of water disposal from roofs that will collect
and discharge roof drainage to the ground surface at least 5 feet (1524 mm) from
foundation walls or to an approved drainage system.”
(62) Section R902.1 Roofing Covering Materials is hereby amended to read as follows:
“R902.1 Roofing covering materials. Roofs shall be covered with materials as set forth
in Sections R904 and R905. Class A, B or C roofing shall be installed in areas designated
by law as requiring their use or when the edge of the roof is less than 3 feet (914 mm)
from a lot line. Classes A, B and C roofing required by this section to be listed shall be
tested in accordance with UL 790 or ASTM E 108. Except as otherwise allowed, roofs
shall be covered with materials listed as Class A and with materials as set forth in
Sections R904 and R905. Classes A, B and C roofing required to be listed by this section
shall be tested in accordance with UL 790 or ASTM E 108. Roof assemblies with
coverings of brick, masonry, slate, clay or concrete roof tile, exposed concrete roof deck,
ferrous or copper shingles or sheets, and metal sheets and shingles, shall be considered
Class A roof coverings.
Exceptions:
1. Class A roof assemblies include those with coverings of brick, masonry and exposed
concrete roof deck.
2. Class A roof assemblies also include ferrous or copper shingles or sheets, metal sheets
and shingles, clay or concrete roof tile, or slate installed on noncombustible decks.
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3. Class A roof assemblies include minimum 16 oz/ft2 copper sheets installed over
combustible decks.
Exception: Any Class B or Class C roof covering may be applied on any new
construction that is added to an existing building, provided the roof extremities of such
existing building and new construction are located a minimum distance of 5 feet (1.524
m) from the nearest adjacent property line and are a minimum distance of 10 feet (3.048
m) from another building.”
(63) Section R903.2.2 Crickets and saddles is hereby amended by adding exception
number 2 to read as follows:
“R903.2.2 Crickets and saddles. A cricket or saddle shall be installed on the ridge side
of any chimney or penetration more than 30 inches (762 mm) wide as measured
perpendicular to the slope. Cricket or saddle coverings shall be sheet metal or of the same
material as the roof covering.
Exceptions:
1. Unit skylights installed in accordance with Section R308.6 and flashed in
accordance with the manufacturer’s instructions shall be permitted to be installed
without a cricket or saddle.
2. Re-roofing per section R907.”
(64) Section R905.1.1 Roof underlayment is hereby added to read as follows:
“R905.1.1 Roof underlayment. Ice and water shield shall be installed at all roof eaves
starting at the drip edge and extending up slope to a point at least 2 feet beyond the
interior edge of the exterior wall.
Exception: Re-roofing where the existing roof covering has not been removed.”
(65) Section R907.1 General is hereby amended to read as follows:
“R907.1 General. Materials and methods of application used for recovering or replacing
an existing roof covering shall comply with the requirements of Chapter 9. No portion of
an existing nonrated roof covering may be permanently replaced or covered with more
than one square of nonrated roof covering.
Exceptions:
1. Reroofing shall not be required to meet the minimum design slope requirement of
one-fourth vertical in 12 units horizontal (2-percent slope) in Section R905 for roofs
that provide positive roof drainage.
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2. Any existing roof covering system may be replaced with a roof covering of the same
materials and classification, provided the replacement roof covering has a minimum
rating of Class C.”
(66) Section R1004.1 General is hereby amended by adding new sentence at the end to read
as follows:
“Solid fuel fireplaces, fireplace stoves and solid-fuel-type room heaters shall also comply
with Section 5-110 of the City Code and shall be provided with a spark arrestor.”
(67) Section R1004.4 Unvented Gas log Heaters is amended by deleting in its entirety.
R1004.4 Unvented gas log heaters. An unvented gas log heater shall not be installed in
a factory-built fireplace unless the fireplace system has been specifically tested, listed and
labeled for such use in accordance with UL 127.
(68) Section N1101.1.1 Thermal design parameters is hereby added to read as follows:
“N1101.1.1 Thermal design parameters. The following thermal design parameters in
Table N1101.1 shall be used for calculations required under this chapter.
TABLE N1101.1
THERMAL DESIGN PARAMETERS
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
Winter Outdoor, Design Dry-bulb (
o
F) = 6
Winter Indoor, Design Dry-bulb (
o
F) = 72
Summer, Outdoor Design Dry-bulb (
o
F) = 90
Summer, Indoor Design Dry-bulb (
o
F) = 75
Summer, Outdoor Design Wet-bulb (
o
F) = 62
Summer, Indoor Design Wet-bulb (
o
F) = 62
Degree Days heating = 6368
Degree days cooling = 479
For SI: C = [( F)-32]/1.8.
Note: based on the 2013 Colorado Climate Center analysis.”
(69) Section N1101.4 (R101.4.5) Change in space conditioning, is hereby amended to read as
follows:
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“N1101.4 (R101.4.5) Change in Space conditioning. Any non-conditioned space that is
altered to become conditioned space shall be required to be brought into full compliance
with this chapter. Habitable Spaces shall be conditioned as required by this code.”
(70) Section N1101.8 (R103.2) Information on construction documents, is hereby amended
to read as follows:
“N1101.8 (R103.2) Information on construction documents. Construction documents
for all buildings shall describe the exterior wall envelope in sufficient detail to determine
compliance with this code. When applicable as determined by the building official,
construction documents submitted as part of the building permit application shall provide
details of the exterior wall envelope as required, including flashing, intersections of
dissimilar materials, corners, end details, control joints, intersections at roof, eaves, or
parapets, means of drainage, water-resistive membrane, and details around openings.
The construction documents shall include manufacturing installation instructions that
provide supporting documentation that the proposed penetration and opening details
described in the construction documents maintain the weather resistance of the exterior
wall envelope. The supporting documentation shall fully describe the exterior wall
system which was tested, where applicable, as well as the test procedure used.
Construction documents shall be drawn to scale upon suitable material. Electronic media
documents are permitted to be submitted when approved by the building official.
Construction documents shall be of sufficient clarity to indicate the location, nature and
extent of the work proposed, and shows in sufficient detail pertinent data and features of
the building, systems and equipment as herein governed. Details shall include, but are not
limited to, as applicable, insulation materials and their R-values; fenestration schedule
listing sizes, U-factors and SHGCs; area-weighted U-factor and SHGC calculations;
mechanical system design criteria; mechanical and service water heating system and
equipment types, sizes and efficiencies; economizer description; equipment and systems
controls; fan motor horsepower (hp) and controls; duct sealing, duct and pipe insulation
and location; lighting fixture schedule with wattage and control narrative; and air sealing
details.”
(71) Table N1102.1.1 Insulation and fenestration requirements by component is hereby
amended by the addition of electric heat requirements to read as follows:
“TABLE N1102.1.1
INSULATION AND FENESTRATION REQUIREMENTS BY COMPONENT
a
HEATING
SYSTEM
TYPE
FENESTRATION
U-FACTORb
SKYLIGHTb
U-FACTOR
GLAZED
FENESTRATION
SHGC
CEILING
R-
VALUE
WOOD
FRAME
WALL
R-VALUE
f g
MASS
WALL
R-
VALUEg
FLOOR
R-
VALUE
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a. R-values are minimums. U-factors and SHGC are maximums. R-19 batts compressed into a nominal 2x6 framing
cavity such that the R-value is reduced by R-1 or more shall be marked with the compressed batt R-value in addition to
the full thickness R-value.
b. The fenestration U-factor column excludes skylights. The SHGC column applies to all glazed fenestration.
c. “15/19” means R-15 continuous insulation on the interior or exterior of the foundation wall or R-19 cavity insulation at
the interior of the foundation wall. “15/19” shall be permitted to be met with R-13 cavity insulation on the interior of
the foundation wall plus R-5 continuous insulation on the interior or exterior of the foundation wall. “10/13” means R-
10 continuous insulation on the interior or exterior of the foundation wall or R-13 cavity insulation at the interior of the
foundation wall.
d. R-5 shall be added to the required slab edge R-values for heated slabs.
e. Or Insulation sufficient to shall fill the framing cavity, R-19 minimum.
f. First value is cavity insulation, second is insulated sheathing or siding, so “20+5” means R-20 cavity insulation plus R-
5 insulated sheathing. If structural sheathing covers 25 percent or less of the exterior, insulating sheathing is not
required where structural sheathing is used. If structural sheathing covers more than 25 percent of the exterior,
structural sheathing shall be supplemented with insulated sheathing of at least R-2.
g The second R-value applies when more than half the insulation is on the interior of the mass wall.
h. All rim joists and adjoining plates shall be air-sealed and insulated using spray foam insulation to R-15 minimum.
i. All rim joists and adjoining plates shall be air-sealed”
(72) Table N1102.1.3 Equivalent U-Factors is hereby amended by the addition of electric
heat requirements to read as follows:
“TABLE N1102.1.3
EQUIVALENT U-FACTORS
a
HEATING
SYSTEM
TYPE
FENESTRATION
U-FACTOR
SKYLIGHT
U-FACTOR
CEILING
R-
VALUE
FRAME
WALL
U-FACTOR
MASS
WALL
U-
FACTORb
FLOOR
U-
FACTOR
BASEMENT
WALL
U-FACTOR
CRAWL
SPACE
WALL
U-
FACTOR
Nonelectric
heat
0.32 0.55 0.026 0.057 0.082 0.033 0.059 0.055
Electric heat 0.30 0.55 0.026 0.048 0.060 0.033 0.050 0.055
a. Non-fenestration U-factors shall be obtained from measurement, calculation or an approved source.
b. When more than half the insulation is on the interior, the mass wall U-factor shall be the same as the frame wall U-
factor.”
(73) Section N1102.2 Specific insulation requirements is hereby amended by adding a
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1. When Section N1102.1.1 would require R-38 in the ceiling, R-30 shall be deemed to
satisfy the requirement for R-38 wherever the full height of uncompressed R-30
insulation extends over the wall top plate at the eaves. Similarly, R- 38 shall be deemed
to satisfy the requirement for R-49 wherever the full height of uncompressed R-38
insulation extends over the wall top plate at the eaves. This reduction shall not apply to
the U-factor alternative approach in Section N1102.1.3 and the total UA alternative in
Section N1102.1.4.
2. (Mandatory) At the eaves, the insulation extending over the exterior wall top plate
shall be R-19 minimum.”
(75) Section N1102.2.3 Eave baffles is hereby amended to read as follows:
“N1102.2.3 (R402.2.3) Eave baffles and blocks (Mandatory). For air permeable
insulations in vented attics with ventilation from open or box soffits, a baffle shall be
installed to provide ventilation from the soffit to the attic adjacent to each soffit or eave
vent. In the case of continuous soffit vents, enough baffles shall be installed to maintain
the required attic ventilation from the soffit. The ventilation baffle shall extend over the
top of the attic insulation between rafters or trusses, maintaining a minimum 1” clear
opening below the roof deck and sufficient space for the minimum depth of attic
insulation. The baffle shall be permitted to be any solid material. All other spaces
between rafters or trusses shall be blocked at the outside edge of the exterior wall top
plate with air impermeable materials so as to contain the attic insulation.”
(76) Section N1102.2.7.1 Rim insulation requirements is hereby added to read as follows:
“N1102.2.7.1 (R402.2.7.1) Rim insulation requirements All rim plates and rim joist
which are part of the thermal envelope shall be air-sealed. All rim plates and rim joist
which are part of the thermal envelope shall be insulated using spray foam materials to R-
15 minimum when the basement walls are insulated to 10/13 in accordance with Table
N1102.1.1.”
(77) Section N1102.4.1.2 Testing is hereby amended to read as follows:
“N1102.4.1.2 (R402.4.1.2) Testing. The building or individual dwelling units shall be
tested and verified as having an air leakage rate of not exceeding 5 air changes per hour
in Zones 1 and 2, and 3 air changes per hour. in Zones 3 through 8. Testing shall be
conducted with a blower door at a pressure of 0.2 inches w.g. (50 Pascals) in accordance
with Section 802 of the RESNET Mortgage Industry National Home Energy Rating
Standards or City of Fort Collins Building Code Protocol for New Multifamily Building
Air Tightness Testing in duplex or townhomes. Where required by the building official,
testing shall be conducted by an approved third party. A written report of the results of
the test shall be signed by the party conducting the test and provided to the building
official. Testing shall be performed at any time after creation of all penetrations of the
building thermal envelope. Isolation of attached garages from adjoining conditioned
areas shall be verified in accordance with City protocols.
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Testing shall occur after rough-in and after installation of penetrations of the building
thermal envelope, including but not limited to penetrations for utilities, plumbing,
electrical, ventilation and combustion appliances.
General requirements D during testing:
1. Exterior windows and doors, fireplace and stove doors shall be closed, but not sealed,
beyond the intended weather-stripping or other infiltration control measures;
2. Dampers including exhaust, intake, makeup air, backdraft and flue dampers shall be
closed, but not sealed beyond intended infiltration control measures;
3. Interior doors, if installed at the time of the test, shall be open;
4. Exterior doors for continuous ventilation systems and heat recovery ventilators shall be
closed and sealed;
5. Heating and cooling systems, if installed at the time of the test, shall be turned off; and
6. Supply and return registers, if installed at the time of the test, shall be fully open.
7. Combustion air inlets shall not be closed or otherwise obstructed.
8. Garage doors to the exterior shall be closed.
In additions or alterations to existing buildings, air sealing compliance shall be
considered acceptable when the items listed in Table N1102.4.1.1, applicable to the
method of construction, are field-verified.”
(78) Section N1102.5 Maximum fenestration U-factor and SHGC (Mandatory) is hereby
amended in its entirety to read as follows:
N1102.5 (R402.5) Maximum fenestration U-factor and SHGC (Mandatory). The
area-weighted average maximum fenestration U-factor permitted using tradeoffs from
Secton N1102.1.4 or N1105 shall be 0.48 in Zones 4 and 5 and 0.40 in Zones 6 through 8
for vertical fenestration, and 0.75 in Zones 4 through 8 for skylights. The area-weighted
average maximum fenestration SHGC permitted using tradeoffs from Secton N1105 in
Zones 1 through 3 shall be 0.50.
“N1102.5 (R402.5) Maximum fenestration U-factor and SHGC. For new construction
and additions that require a building permit, the area-weighted average maximum
fenestration U-factor permitted using trade-offs from Section N1102.1.4 or N1105 shall
be 0.40 for vertical fenestration, and 0.75 for skylights.”
(79) Section N1103.2.1 (R403.2.1) Insulation is hereby amended to read as follows:
“N1103.2.1 (R403.2.1) Insulation (Prescriptive) (Mandatory). Supply ducts in attics
shall be insulated to a minimum of R-8. All other ducts shall be insulated to a minimum
of R-6.”
Exception: Ducts or portions thereof located completely inside the building thermal
envelope.
(80) Section N1104.1 (R404.1) Lighting equipment is hereby amended to read as:
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“N1104.1 (R404.1) Lighting equipment (Mandatory). A minimum of 75 percent of the
lamps in permanently installed lighting fixtures shall be high-efficacy lamps or a
minimum of 75 percent 50 percent of the permanently installed lighting fixtures shall
contain only high-efficacy LED lamps.”
(81) Section N1105 Simulated Performance Alternative (Performance) is hereby amended
by the addition of exception to read as follows:
“N1105.1 (R405.1) Scope. This section establishes criteria for compliance using
simulated energy performance analysis. Such analysis shall include heating, cooling, and
service water heating energy only.
Exception: In addition to all mandatory sections, new buildings, additions, or alterations
where the primary heat source is electrical shall comply with prescriptive portions of the
code.”
(82) Section M1307.3 Elevation of ignition source is amended to read as follows:
“M1307.3 Elevation of ignition source. Electrical devices, equipment and appliances
having an ignition source shall be elevated such that the source of ignition is not less than
18 inches (457 mm) above the floor in garages. For the purpose of this section, rooms or
spaces that are not part of the living space of a dwelling unit and that communicate with a
private garage through openings shall be considered to be part of the garage.”
(83) Section M1309 Testing and verification is hereby added to read as follows:
“M1309 Testing and verification. Installed heating, cooling and ventilation systems
shall be performance-tested by an approved agency and adjusted to operate within design
specifications, in accordance with ANSI/ACCA QI 5-2010 HVAC Quality Installation
Specification. Documentation of results shall be submitted to the building official prior to
approval.”
(84) Section M1401.3 Sizing is hereby amended in its entirety to read as follows:
M1401.3 Sizing. Heating and cooling equipment and appliances shall be sized in
accordance with ACCA Manual S based on building loads calculated in accordance with
ACCA Manual J or other approved heating and cooling calculation methodologies.
“M1401.3 Heating and cooling system design. The design of new heating and cooling
systems shall meet the requirements of this Section. Design documents shall be
submitted to the building official at the time of application for a building permit.
M1401.3.1 Equipment sizing. Heating and cooling equipment shall be sized in
accordance with ACCA Manual S, based on design building loads calculated in
accordance with ACCA Manual J, or other equivalent methodology approved by the
building official, using thermal design parameters in Table N1101.1 as amended. The
- 36 -
total equipment output capacity shall be between the following limits, as applicable for
the equipment type:
1. 95% and 115% of calculated system cooling load, for air conditioners and
heat pumps;
2. 95% and 125% of calculated system cooling load, for heat pumps with winter
heating dominated requirements;
3. 100% and 140% of calculated system heating load, for warm air systems,
unless dictated by the cooling equipment selection; and
4. 100% and 115% of calculated system heating load, for heating boilers.
Where no available equipment is within the applicable capacity limits, the next largest
nominal piece of equipment that is available may be used.
M1401.3.2 Room loads. Room-by-room design heating and cooling loads shall be
calculated.
M1401.3.3 Matched components. Air-conditioning, Heating and Refrigeration Institute
(AHRI) matched evaporators, condensing units and air handlers shall be required.”
(85) Section, M1414.1 General is hereby amended to read as follows:
“M1414.1 General. Fireplace stoves shall be listed, labeled and installed in accordance
with the terms of the listing. Fireplace stoves shall be tested in accordance with UL 737.
Wood burning appliances shall meet the latest emission standards as stated by the State of
Colorado and Federal Regulation 40 CFR Part 60, Subpart AAA.”
(86) Section M1501.1 Outdoor discharge is hereby amended to read as follows:
“M1501.1 Outdoor discharge. The air removed by every mechanical exhaust system
shall be discharged to the outdoors in accordance with Section M1506.2. such that the
exhaust termination is at least 10 feet (3048 mm) from intakes of other mechanical
ventilating systems. Air shall not be exhausted into an attic, soffit, ridge vent or crawl
space.
Exception: Whole-house ventilation-type attic fans that discharge into the attic space of
dwelling units having private attics shall be permitted.”
(87) Section M1501.2 Indoor depressurization is hereby added to read as follows:
“M1501.2 Indoor depressurization. Ducted exhaust systems shall not induce or create a
negative pressure sufficient to cause back-drafting of naturally vented, open combustion-
chamber, fuel-burning appliances, or create negative pressure in excess of negative 3 Pa.
in the immediate proximity of combustion chambers of such appliances.”
(88) Section M1502.4.4.2 Manufacturer’s instructions, is hereby deleted in its entirety.
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M1502.4.4.2 Manufacturer’s instructions. The size and maximum length of the exhaust
duct shall be determined by the dryer manufacturer’s installation instructions. The code
official shall be provided with a copy of the installation instructions for the make and
model of the dryer at the concealment inspection. In the absence of fitting equivalent
length calculations from the clothes dryer manufacturer, Table M1502.4.4.1 shall be
used.
(89) Section M1503.4 Makeup air required is hereby amended to read as follows:
“M1503.4 Makeup air required. Exhaust hood systems capable of rated at exhausting in
excess of 400 cubic feet per minute (0.19 m3/s) shall be provided with makeup air at a
rate approximately equal to the exhaust air rate. Such makeup air systems shall be
equipped with a means of closure and shall be automatically controlled to start and
operate simultaneously with the exhaust system. Exhaust air rate required shall be
calculated based on the total BTU’s of the gas appliance beneath the hood at a ratio of
100 BTU’s to 1 CFM.”
(90) Section M1507.3 Whole-house mechanical ventilation system is hereby amended in its
entirety to read as:
M1507.3 Whole-house mechanical ventilation system. Whole-house mechanical
ventilation systems shall be
designed in accordance with Sections M1507.3.1 through M1507.3.3.
M1507.3.1 System design. The whole-house ventilation system shall consist of one or
more supply or exhaust fans, or a combination of such, and associated ducts and controls.
Local exhaust or supply fans are permitted to serve as such a system. Outdoor air ducts
connected to the return side of an air handler shall be considered to provide supply
ventilation.
M1507.3.2 System controls. The whole-house mechanical ventilation system shall be
provided with controls that enable manual override.
M1507.3.3 Mechanical ventilation rate. The whole house mechanical ventilation
system shall provide outdoor
air at a continuous rate of not less than that determined in accordance with Table
M1507.3.3(1).
Exception: The whole-house mechanical ventilation system is permitted to operate
intermittently where the
system has controls that enable operation for not less than 25-percent of each 4-hour
segment and the ventilation rate prescribed in Table M1507.3.3(1) is multiplied by the
factor determined in accordance with Table M1507.3.3(2).
“M1507.3 Whole-dwelling unit mechanical ventilation system. For new buildings, a
mechanical exhaust system, supply system, or combination thereof shall be installed for
each dwelling unit to provide whole-dwelling unit ventilation. Such system shall comply
with Sections M1507.3.1 through M1507.3.4.
- 38 -
M1507.3.1 Whole-dwelling unit mechanical ventilation rate. The whole-dwelling unit
mechanical ventilation system shall provide outdoor air at a continuous rate of not less
than that determined in accordance with Table M1507.3.3(1).
Exception: The whole-dwelling unit mechanical ventilation system is permitted to
operate intermittently where the system has controls that enable operation for not less
than 25-percent of each 4-hour segment and the ventilation rate prescribed in Table
M1507.3.3(1) is multiplied by the factor determined in accordance with Table
M1507.3.3(2).
M1507.3.2 System design. The design of the required whole-dwelling unit mechanical
ventilation system shall comply with the requirements of this Section. System design
documents shall be submitted to the building official at the time of application for a
building permit.
M1507.3.2.1 System type. The system shall consist of one or more supply or exhaust
fans, or a combination thereof, and associated ducts and controls. Exhaust fans shall be
permitted to be part of a mechanical exhaust system. Outdoor air ducts connected to
the return side of an air handler shall be considered to provide supply ventilation.
M1507.3.2.2 Outdoor air intakes. Outdoor air intakes shall have automatic dampers
that close when the ventilation system is not operating.
M1507.3.2.3 Exhausts. Exhausts shall have gravity dampers that close when the
ventilation system is not operating.
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M1507.3.2.4. Air circulation fan motors. Motors for air circulation fans used in the
ventilation system, rated at one-quarter horsepower or greater, shall meet at least one of
the following criteria:
1. Where the furnace serves as an air handler for the ventilation system, the furnace
shall be certified as an “Electrically Efficient Furnace” by the Air-conditioning,
Heating and Refrigeration Institute (AHRI).
2. The blower motor shall be specified as a “Brushless DC” (BL or BLDC) motor by
the manufacturer.
3. The blower motor shall be specified as “Brushless Permanent Magnet” (BPM)
motor.
4. The blower motor shall be specified as “Electronically Commutated Motor”
(ECM)”.
5. The blower shall meet equivalent criteria acceptable to the building official.
M1507.3.2.5. System controls. The mechanical ventilation system shall be provided
with readily accessible and labeled controls that enable occupant override.
M1507.3.2.6. Sound ratings for fans. Whole-dwelling unit mechanical ventilation
fans shall be rated for sound at a maximum of 1.5 sones, in accordance with the
procedures of the Home Ventilating. Institute (HVI 915, Procedure for Loudness Rating
of Residential Fan Products).
Exception: Heating, ventilating and air conditioning air handlers and remote-mounted
fans need not meet sound requirements. To be considered for this exception, a remote-
mounted fan must be mounted outside the habitable spaces, bathrooms, toilets and
hallways, and there must be a least 4 ft (1 m) of ductwork between the fan and the
intake grille.
M1507.3.3 System installation. The installation of the whole-dwelling unit mechanical
ventilation system and equipment shall be carried out in accordance with the
manufacturers’ design requirements and installation instructions.
M1507.3.4 Performance verification. Performance of installed mechanical ventilation
systems shall be verified in accordance with Section M1309.”
(91) Section M1601.1 Duct design is hereby amended to read as follows:
“M1601.1 Duct design. Duct systems serving new heating, cooling and ventilation
equipment shall be designed and fabricated in accordance with the provisions of this
section and ACCA Manual D or other approved methods.”
(92) Section M1601.1.1 Above-ground duct systems Item 7. stud wall cavities is hereby
deleted in its entirety.
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7. Stud wall cavities and the spaces between solid floor joists to be used as air plenums
shall comply with the following conditions:
7.1. These cavities or spaces shall not be used as a plenum for supply air.
7.2. These cavities or spaces shall not be part of a required fire-resistance-rated
assembly.
7.3. Stud wall cavities shall not convey air from more than one floor level.
7.4. Stud wall cavities and joist-space plenums shall be isolated from adjacent
concealed spaces by tight-fitting fireblocking in accordance with Section R602.8.
7.5. Stud wall cavities in the outside walls of building envelope assemblies shall
not be utilized as air plenums.
(93) Section, M1601.4.10 Construction debris and contamination is hereby added to read as
follows:
“M1601.4.10 Construction debris and contamination. Mechanical air-handling
systems and their related ducts shall be protected from the entrance of dirt, debris, and
dust during the construction and installation process. Prior to passing final inspection or
issuance of a certificate of occupancy, such systems shall be substantially free of
construction-related contaminants.”
(94) Section, M1602.1 Return air is hereby amended to read as:
“M1602.1 Return air. Return air shall be taken from inside the dwelling. Dilution of
return air with outdoor air shall be permitted. A return air path shall be provided in all
habitable rooms by means of ducts or transfer grills.”
(95) Section G2404.3 (301.3) Listed and labeled is hereby amended by deleting the last
sentence to read as follows:
“G2404.3 (301.3) Listed and labeled. Appliances regulated by this code shall be listed
and labeled for the application in which they are used unless otherwise approved in
accordance with Section R104.11.” The approval of unlisted appliances in accordance
with Section R104.11 shall be based upon approved engineering evaluation.
(96) Section G2406.2 (303.3) Prohibited locations is hereby amended by deleting exceptions
3. and 4.
3. A single wall-mounted unvented room heater is installed in a bathroom and such
unvented room heater is equipped as specified in Section G2445.6 and has an input rating
not greater than 6,000 Btu/h (1.76 kW). The bathroom shall meet the required volume
criteria of Section G2407.5.
4. A single wall-mounted unvented room heater is installed in a bedroom and such
unvented room heater is equipped as specified in Section G2445.6 and has an input rating
not greater than 10,000 Btu/h (2.93 kW). The bedroom shall meet the required volume
criteria of Section G2407.5.
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(97) Section G2406.4 (303.5.1) Natural Draft Appliances locations, is hereby added to read
as follows:
“G2406.4 Natural Draft Appliances locations. For new buildings and new appliance
or new HVAC systems installed within additions, natural draft appliances shall not be
located within the building thermal envelope or be located in a space where the only
access to that space is from sleeping rooms, bathrooms, toilet rooms, storage closets, or
surgical rooms.
Exceptions:
1. Where natural draft appliances are located in an enclosed mechanical room and sealed
to air flow from adjoining conditioned area and the following conditions are met:
a. The access to the mechanical room is through a self-closing, gasketed door;
b. No other exhaust appliances are located within the mechanical room;
c. The mechanical room is provided with outside combustion air as specified in this
code;
d. The isolation of the mechanical room from adjoining conditioned areas is verified
with a differential-pressure test performed by approved licensed contractors;
e. Such natural draft appliances pass a combustion safety test under worst-case
depressurization conditions in accordance with Building Performance Institute
(BPI) Technical Standards for the Heating Professional; and
f. Documentation of satisfactory testing results are submitted to the building official
prior to final approval.
2. Natural draft fireplaces that pass a combustion safety test, under worst-case
depressurization conditions, performed by approved licensed contractors and conducted
in accordance with the Building Performance Institute (BPI) Technical Standards for the
Heating Professional, prior to final approval.”
(98) Section G2407.11 (304.11) Combustion air ducts exception to Item, 1 is hereby amended
to read as follows:
“Exception: Within dwellings units, unobstructed stud and joist spaces shall not be
prohibited from conveying combustion air, provided that not more than one required
fireblock is removed. Where the installation of galvanized steel ducts is not practical due
to existing finish materials within dwelling units that are undergoing alteration or
reconstruction, unobstructed stud and joist spaces shall not be prohibited from conveying
combustion air, provided that not more than one required fireblock is removed.”
This section is hereby further amended by adding item, 9 to read as follows:
“9. All combustion air openings or ducts shall be readily identifiable with an approved
label or by other means, warning persons that obstruction of such openings or ducts may
- 42 -
cause fuel-burning equipment to release combustion products and dangerous levels of
carbon monoxide into the building.”
(99) Section G2408.1 (305.1) General is hereby amended by deleting the second paragraph
and replacing it to read as follows:
Unlisted appliances approved in accordance with Section G2404.3 shall be limited to
uses recommended by the manufacturer and shall be installed in accordance with the
manufacturer’s instructions, the provisions of this code and the requirements determined
by the code official.
“Where natural draft appliances are replaced in existing buildings, all appliances with a
draft hood shall pass a combustion safety test under natural conditions, conducted by
approved licensed contractors in accordance with the Building Performance Institute
(BPI) Technical Standards for the Heating Professional. Such appliances shall also be
combustion safety tested under worst-case depressurization conditions, by approved
licensed contractors in accordance with Building Performance Institute (BPI) Technical
Standards for the Heating Professional. Should an appliance not pass such test, a
disclosure form reporting the test results shall be provided to the homeowner. A copy of
such disclosure form, signed by the homeowner, shall be submitted to the building
official prior to approval.”
(100) Section G2408.2 (305.3) Elevation of ignition source is amended to read as follows:
“G2408.2 (305.3) Elevation of ignition source. Electrical devices, equipment and
appliances having an ignition source shall be elevated such that the source of ignition is
not less than 18 inches (457 mm) above the floor in hazardous locations and public
garages, private garages, repair garages, motor fuel-dispensing facilities and parking
garages. For the purpose of this section, rooms or spaces that are not part of the living
space of a dwelling unit and that communicate directly with a private garage through
openings shall be considered to be part of the private garage.”
Exception: Elevation of the ignition source is not required for appliances that are listed
as flammable vapor ignition resistant.
(101) Section G2409.4.4 (308.4.5) Clearance from supply ducts is hereby amended to read as
follows:
“G2409.4.4 (308.4.5) Clearance from supply ducts. Supply air ducts connecting to
listed central heating furnaces where the bonnet temperature exceeds 150
o
F (68
o
C), shall
have the same minimum clearance to combustibles as required for the furnace supply
plenum for a distance of not less than 3 feet (914 mm) from the supply plenum.
Clearance is not required beyond the 3-foot (914 mm) distance.”
(102) Section G2415.9 (404.9) Above-ground piping outdoors is hereby amended to read as
follows:
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“G2415.9 (404.9) Above-ground piping outdoors. All piping installed outdoors shall be
elevated not less than 31/2 inches (152 mm) 6 inches (152 mm) above ground and where
installed across roof surfaces, shall be elevated not less than 31/2 inches (152 mm) above
the roof surface. Piping installed above ground, outdoors, and installed across the surface
of roofs shall be securely supported and located where it will be protected from physical
damage. Where passing through an outside wall, the piping shall also be protected against
corrosion by coating or wrapping with an inert material. Where piping is encased in a
protective pipe sleeve, the annular space between the piping and the sleeve shall be
sealed.”
(103) Section G2415.12 (404.12) Minimum burial depth is hereby amended to read as
follows:
“G2415.12 (404.12) Minimum burial depth. Underground piping systems shall be
installed a minimum depth of 12 inches (305 mm) 18 inches (457 mm) below grade,
except as provided for in Section G2415.10.1.”
(104) Section G2415.12.1 (404.12.1) Individual outside appliance is hereby amended to read
as follows:
“G2415.12.1 (404.12.1) Individual outside appliances. Individual lines to outside
lights, grills or other appliances shall be installed a minimum of 8 inches (203 mm) 18
inches (457 mm) below finished grade.
Exception: Approved materials installed a minimum of 6 inches (152 mm) below
finished grade when covered with a concrete slab 3 1/2 inches (88.9 mm) in minimum
thickness.”
(105) Section G2415.15 (404.15) Outlet closure is hereby amended to read as follows:
“G2415.15 (404.15) Outlet closures. Gas outlets and fittings which allow for future gas
line expansion that do not connect to appliances shall be provided with an approved gas
shutoff valve with the end capped gas tight.
Exception:
1. Listed and labeled flush-mounted-type quick-disconnect devices and listed and labeled
gas convenience outlets shall be installed in accordance with the manufacturer’s
installation instructions.
2. Drip/dirt legs installed at the floor level at appliances.”
(106) Section G2416.1 (405.1) General is hereby amended to read as follows:
“G2416.1 (405.1) General. Changes in direction of pipe rigid metallic pipe specified in
G2414.4 shall be made only by the use of fittings and factory bends.” or field bends.
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(108) Section G2416.2 (405.2) Metallic pipe is hereby deleted in its entirety.
G2416.2 (405.2) Metallic pipe. Metallic pipe bends shall comply with the following:
1. Bends shall be made only with bending tools and procedures intended for that purpose.
2. All bends shall be smooth and free from buckling, cracks or other evidence of
mechanical damage.
3. The longitudinal weld of the pipe shall be near the neutral axis of the bend.
4. Pipe shall not be bent through an arc of more than 90 degrees (1.6 rad).
5. The inside radius of a bend shall be not less than six times the outside diameter of the
pipe.
(109) Section G2417.4.1 (406.4.1) Test pressure is hereby amended to read as follows:
“G2417.4.1 (406.4.1) Test pressure. The test pressure to be used shall be not less than
one and one-half times the proposed maximum working pressure, but not less than 3 psig
(20 kPa gauge), 10 psig (67 kPa gauge) irrespective of design pressure. Where the test
pressure exceeds 125 psig (862 kPa gauge), the test pressure shall not exceed a value that
produces a hoop stress in the piping greater than 50 percent of the specified minimum
yield strength of the pipe.”
(110) Section G2420.5.2 (409.5.2) Vented decorative appliances and room heaters is hereby
amended to read as follows:
“G2420.5.2 (409.5.2) Vented decorative appliances and room heaters. Shutoff valves
for vented decorative appliances, room heaters and decorative appliances for installation
in vented fireplaces shall be permitted to be installed in an area remote from the
appliances where such valves are provided with ready access. Such valves shall be
permanently identified and shall serve no other appliance. Remote valves shall be
operable on the same floor as the appliance served and within 12 feet (3.658 m) of the
appliance as measured along the floor line. The piping from the shutoff valve to within 6
feet (1829 mm) of the appliance shall be designed, sized and installed in accordance with
Sections G2412 through G2419.”
(111) Section G2421.3 (410.3) Venting of regulators is hereby amended to read as follows:
“G2421.3 (410.3) Venting of regulators. Pressure regulators that require a vent shall be
vented directly to the outdoors. The vent shall be designed to prevent the entry of insects,
water, or foreign objects. Vents shall not terminate within 3 feet (0.916 m) of openings
into the building.
Exception: A vent to the outdoors is not required for regulators equipped with and
labeled for utilization with an approved vent-limiting device installed in accordance with
the manufacturer’s instructions.”
- 45 -
(112) Section G2425.8 (501.8) Appliances not required to be vented is hereby amended by
deleting item 7.
7. Room heaters and other appliances listed for unvented use.
(113) Section G2427.5.5.1 (503.5.6.1) Chimney lining is hereby amended by deleting the
exception:
“G2427.5.5.1 (503.5.6.1) Chimney lining. Chimneys shall be lined in accordance with
NFPA 211.”
Exception: Where an existing chimney complies with Sections G2427.5.5 through
G2427.5.5.3 and its sizing is in accordance with Section G2427.5.4, its continued use
shall be allowed where the appliance vented by that chimney is replaced by an appliance
of similar type, input rating and efficiency.
(114) Section G2427.6.4 (503.6.5) Minimum height is hereby amended by the addition of the
last sentence to read as follows:
“G2427.6.4 (503.6.5) Minimum height. A Type B or L gas vent shall terminate at least 5
feet (1524 mm) in vertical height above the highest connected appliance draft hood or
flue collar. A Type B-W gas vent shall terminate at least 12 feet (3658 mm) in vertical
height above the bottom of the wall furnace. All gas vents shall terminate a minimum of
22 inches (559 mm) above the surface or grade directly below.”
(115) Section G2439.3 (614.4) Exhaust installation is hereby amended to read as follows:
“G2439.3 (614.4) Exhaust installation. Dryer exhaust ducts for clothes dryers shall
terminate on the outside of the building and shall be equipped with a backdraft damper.
Dryer exhaust duct terminations shall not be located within 36 inches (914 mm) of
exterior openings into conditioned spaces, crawl spaces and attics. Screens shall not be
installed at the duct termination. Ducts shall not be connected or installed with sheet
metal screws or other fasteners that will obstruct the flow. Clothes dryer exhaust ducts
shall not be connected to a vent connector, vent or chimney. Clothes dryer exhaust ducts
shall not extend into or through ducts or plenums.”
(116) Section G2439.5.5.2 (614.6.5.2) Manufacturer’s instructions, is hereby deleted in its
entirety.
G2439.5.5.2 (614.6.5.2) Manufacturer’s instructions. The maximum length of the
exhaust duct shall be determined by the dryer manufacturer’s installation instructions.
The code official shall be provided with a copy of the installation instructions for the
make and model of the dryer. Where the exhaust duct is to be concealed, the installation
instructions shall be provided to the code official prior to the concealment inspection. In
- 46 -
the absence of fitting equivalent length calculations from the clothes dryer manufacturer,
Table G2439.5.5.1 shall be used.
(117) Section G2445 (621), Unvented Room Heaters, is hereby deleted in its entirety.
SECTION G2445 (621) UNVENTED ROOM HEATERS
G2445.1 (621.1) General. Unvented room heaters shall be tested in accordance with
ANSI Z 21.11.2 and shall be installed in accordance with the conditions of the listing and
the manufacturer’s installation instructions.
G2445.2 (621.2) Prohibited use. One or more unvented room heaters shall not be used
as the sole source of comfort heating in a dwelling unit.
G2445.3 (621.3) Input rating. Unvented room heaters shall not have an input rating in
excess of 40,000 Btu/h (11.7 kW).
G2445.4 (621.4) Prohibited locations. The location of unvented room heaters shall
comply with Section G2406.2.
G2445.5 (621.5) Room or space volume. The aggregate input rating of all unvented
appliances installed in a room or space shall not exceed 20 Btu/h per cubic foot (0.21
kW/m3) of volume of such room or space. Where the room or space in which the
appliance is installed is directly connected to another room or space by a doorway,
archway or other opening of comparable size that cannot be closed, the volume of such
adjacent room or space shall be permitted to be included in the calculations.
G2445.6 (621.6) Oxygen-depletion safety system. Unvented room heaters shall be
equipped with an oxygen-depletion sensitive safety shutoff system. The system shall shut
off the gas supply to the main and pilot burners when the oxygen in the surrounding
atmosphere is depleted to the percent concentration specified by the manufacturer, but
not lower than 18 percent. The system shall not incorporate field adjustment means
capable of changing the set point at which the system acts to shut off the gas supply to the
room heater.
G2445.7 (621.7) Unvented decorative room heaters. An unvented decorative room
heater shall not be installed in a factory-built fireplace unless the fireplace system has
been specifically tested, listed and labeled for such use in accordance with UL 127.
G2445.7.1 (621.7.1) Ventless firebox enclosures. Ventless firebox enclosures used with
unvented decorative room heaters shall be listed as complying with ANSI Z21.91.
(118) Section G2447.6 (623.8) Kitchens with gas cooking is hereby added to read as follows:
“G2447.6 Kitchens with gas cooking. Residential kitchens with gas cooking appliances
shall be supplied with an exhaust system vented to the outside. Ducts serving kitchen
- 47 -
exhaust systems shall not terminate in an attic or crawl space or areas inside the building
and shall not induce or create a negative pressure in excess of negative 3 Pa or adversely
affect gravity-vented appliances.”
(119) Section G2451.3 (630.3) Combustion and ventilation air is hereby added to read as
follows:
“G2451.3 (630.3) Combustion and ventilation air. Where infrared heaters are installed,
natural or mechanical means shall provide outdoor ventilation air at a rate of not less than
4 cfm per 1,000 Btu/h (0.38 m3/min/kW) of the aggregate input rating of all such heaters
installed in the space. Exhaust openings for removing flue products shall be above the
level of the heaters.”
(120) Section G2454 (636) Outdoor Decorative Appliances is hereby amended to read as
follows:
“G2454.1 (636) General. Permanently fixed-in-place outdoor decorative appliances shall
be tested in accordance with ANSI Z21.97 and shall be provided with a flame safeguard
device and be installed in accordance with the manufacturer’s instructions. Appliances
shall not be located beneath or within 10 feet (3048 mm) of combustible construction.”
(121) Section P2503.5.1 Rough Plumbing is hereby amended to read as follows:
“P2503.5.1 Rough plumbing. DWV systems shall be tested on completion of the rough
piping installation by water or for piping systems other than plastic, by air with no evidence
of leakage. Either test shall be applied to the drainage system in its entirety or in sections
after rough piping has been installed, as follows:
1. Water test. Each section shall be filled with water to a point not less than 10 feet (3048
mm) above the highest fitting connection in that section, or to the highest point in the
completed system. Water shall be held in the section under test for a period of 15
minutes. The system shall prove leak free by visual inspection.
2. Air test. The portion under test shall be maintained at a gauge pressure of 5 pounds per
square inch (psi) (34 kPa) or 10 inches of mercury column (34 kPa). This pressure shall
be held without introduction of additional air for a period of 15 minutes.”
(122) Section P2903.2 Maximum flow and water consumption is hereby amended to read as
follows:
“P2903.2 Maximum flow and water consumption. The maximum water consumption
flow rates and quantities for all plumbing fixtures and fixture fittings shall be in
accordance with Table P2903.2 and such fixtures shall be Environmental Protection
Agency (EPA) WaterSense® labeled fixtures or such fixtures and fittings that provide the
equivalent maximum flow rates.”
(123) Table P2903.2 is hereby amended to read as follows:
- 48 -
“Table P2903.2 Maximum Flow Rates and Consumption For Plumbing Fixtures and
Fixture Fittings
b
PLUMBING FIXTURE
OR FIXTURE FITTING
MAXIMUM FLOW RATES
Lavatory faucet
2.2 gpm at 60 psi
1.5 gpm at 60 psi
Shower heada
2.5 gpm at 80 psi
2.0 gpm at 80 psi
Sink faucet
2.2 gpm at 60 psi
1.8 gpm at 60 psi
Water closet
1.6 gallons per flushing cycle
1.28 gallons per flushing cycle, with minimum MaP threshold of 350 grams
For SI: 1 gallon per minute (gpm) = 3.785 L/m.
1 pound per square inch (psi) = 6.895 kPa
2 A handheld shower spray is also a shower head
3 Consumption tolerances shall be determined from referenced standards.”
(124) Chapter 44 Referenced Standards is hereby amended by adding the following additional
referenced standards in alphabetical sequence:
Add the following referenced title standard to ACCA;
ANSI/ACCA QI 5-2007 HVAC Quality Installation Specification.
Referenced in Amended 2012 IRC Section M1309 Performance verification
Installation Masters™ Testing and Certification Program
Referenced in Amended 2012 IRC Section R703.8.1 Fenestration installation
CDPH California Department of Public Health
1615 Capitol Avenue
Sacramento, CA 95814
CDPH 01350 Standard Method for Testing VOC emissions from indoor sources
Referenced in Amended 2012 IRC Section R325.1 Low-volatile organic compound
(VOC) materials.”
“FSC Forest Stewardship Council U.S. (FSC-US)
212 Third Avenue North, Suite 504
Minneapolis, MN 55401”
“GEI GREENGUARD Environmental Institute
2211 Newmarket Parkway, Suite 110
Marietta, GA 30067
GGPS.001.GREENGUARD IAQ Standard for Building Materials, Finishes and
Furnishings
Referenced in Amended 2012 IRC Section R325.1 Low-volatile organic compound
(VOC) materials.”
- 49 -
“Green Seal® 1001 Connecticut Avenue, NW
Suite 827
Washington, DC 20036-5525
GS-11 Paintings and Coatings
GS-43 Recycled Content Latex Paints
Referenced in Amended 2012 IRC Section R325.1 Low-volatile organic compound
(VOC) materials.”
“HVI Home Ventilating Institute
1000 N Rand Rd, Ste 214
Wauconda, IL 60084 USA
HVI referenced standard HVI 915, Procedure for Loudness Rating of Residential Fan
Products
Referenced in Amended 2012 IRC Section M1507.4.2.6. Sound ratings for fans.”
“IDA International Dark-Sky Association
3225 N. First Avenue
Tucson, Arizona 85719
IDA fixture seal of approval (FSA) third-party certification for luminaires that minimize
glare, reduce light trespass, and don’t pollute the night sky.
http://www.darksky.org/
http://www.darksky.org/outdoorlighting/mlo
http://www.darksky.org/outdoorlighting/about-fsa
“RESNET® Mortgage Industry National Home Energy Rating Systems Standards
Residential Energy Services Network, Inc.
P.O. Box 4561
Oceanside, CA 92052-4561
http://resnet.us
RESNET® reference standard Grade I and Grade II Insulation
Referenced in Amended 2012 IRC Section N1102.2 Specific insulation requirements.
(125) APPENDIX E, MANUFACTURED HOUSING USED AS DWELLINGS, is hereby
adopted in its entirety.
(126) APPENDIX F, RADON CONTROL METHODS, is hereby adopted and amended in its
entirety to read as follows:
APPENDIX F
RADON CONTROL METHODS
SECTION AF101
SCOPE
AF101.1 General. This appendix contains requirements for new construction in
jurisdictions where radon-resistant construction is required. Inclusion of this appendix by
- 50 -
jurisdictions shall be determined through the use of locally available data or
determination of Zone 1 designation in Figure AF101 and Table AF101(1).
SECTION AF102
DEFINITIONS
AF102.1 General. For the purpose of these requirements, the terms used shall be defined
as follows:
DRAIN TILE LOOP. A continuous length of drain tile or perforated pipe extending
around all or part of the internal or external perimeter of a basement or crawl space
footing.
RADON GAS. A naturally occurring, chemically inert, radioactive gas that is not
detectable by human senses. As a gas, it can move readily through particles of soil and
rock, and can accumulate under the slabs and foundations of homes where it can easily
enter into the living space through construction cracks and openings.
SOIL-GAS-RETARDER. A continuous membrane of 6-mil (0.15 mm) polyethylene or
other equivalent material used to retard the flow of soil gases into a building.
SUBMEMBRANE DEPRESSURIZATION SYSTEM. A system designed to achieve
lower sub membrane air pressure relative to crawl space air pressure by use of a vent
drawing air from beneath the soil-gas-retarder membrane
SUBSLAB DEPRESSURIZATION SYSTEM (Active). A system designed to achieve
lower subslab air pressure relative to indoor air pressure by use of a fan-powered vent
drawing air from beneath the slab.
SUBSLAB DEPRESSURIZATION SYSTEM (Passive). A system designed to achieve
lower subslab air pressure relative to indoor air pressure by use of a vent pipe routed
through the conditioned space of a building and connecting the subslab area with outdoor
air, thereby relying on the convective flow of air upward in the vent to draw air from
beneath the slab.
SECTION AF103
REQUIREMENTS
AF103.1 General. The following construction techniques are intended to resist radon
entry and prepare the building for post-construction radon mitigation, if necessary (see
Figure AF102). These techniques are required in areas where designated by the
jurisdiction.
AF103.2 Subfloor preparation. A layer of gas-permeable material shall be placed under
all concrete slabs and other floor systems that directly contact the ground and are within
the walls of the living spaces of the building, to facilitate future installation of a subslab
depressurization system, if needed. The gas-permeable layer shall consist of one of the
following:
1. A uniform layer of clean aggregate, a minimum of 4 inches (102 mm) thick. The
aggregate shall consist of material that will pass through a 2-inch (51 mm) sieve and be
retained by a 1/4-inch (6.4 mm) sieve.
2. A uniform layer of sand (native or fill), a minimum of 4 inches (102 mm) thick,
overlain by a layer or strips of geotextile drainage matting designed to allow the lateral
flow of soil gases.
3. Other materials, systems or floor designs with demonstrated capability to permit
depressurization across the
entire subfloor area.
- 51 -
AF103.3 Soil-gas-retarder. A minimum 6-mil (0.15 mm) [or 3-mil (0.075 mm) cross-
laminated] polyethylene or equivalent flexible sheeting material shall be placed on top of
the gas-permeable layer prior to casting the slab or placing the floor assembly to serve as
a soil-gas-retarder by bridging any cracks that develop in the slab or floor assembly, and
to prevent concrete from entering the void spaces in the aggregate base material. The
sheeting shall cover the entire floor area with separate sections of sheeting lapped at least
12 inches (305 mm). The sheeting shall fit closely around any pipe, wire or other
penetrations of the material. All punctures or tears in the material shall be sealed or
covered with additional sheeting.
AF103.4 Entry routes. Potential radon entry routes shall be closed in accordance with
Sections AF103.4.1 through AF103.4.10.
AF103.4.1 Floor openings. Openings around bathtubs, showers, water closets, pipes,
wires or other objects that
penetrate concrete slabs, or other floor assemblies, shall be filled with a polyurethane
caulk or equivalent sealant applied in accordance with the manufacturer’s
recommendations.
AF103.4.2 Concrete joints. All control joints, isolation joints, construction joints, and
any other joints in concrete slabs or between slabs and foundation walls shall be sealed
with a caulk or sealant. Gaps and joints shall be cleared of loose material and filled with
polyurethane caulk or other elastomeric sealant recommendations.
AF103.4.3 Condensate drains. Condensate drains shall be trapped or routed through
nonperforated pipe to daylight.
AF103.4.4 Sumps. Sump pits open to soil or serving as the termination point for subslab
or exterior drain tile loops shall be covered with a gasketed or otherwise sealed lid.
Sumps used as the suction point in a subslab depressurization system shall have a lid
designed to accommodate the vent pipe. Sumps used as a floor drain shall have a lid
equipped with a trapped inlet.
AF103.4.5 Foundation walls. Hollow block masonry foundation walls shall be
constructed with either a continuous course of solid masonry, one course of masonry
grouted solid, or a solid concrete beam at or above finished ground surface to prevent the
passage of air from the interior of the wall into the living space. Where a brick veneer or
other masonry ledge is installed, the course immediately below that ledge shall be sealed.
Joints,
cracks or other openings around all penetrations of both exterior and interior surfaces of
masonry block or wood
foundation walls below the ground surface shall be filled with polyurethane caulk or
equivalent sealant. Penetrations of concrete walls shall be filled.
AF103.4.6 Dampproofing. The exterior surfaces of portions of concrete and masonry
block walls below the
ground surface shall be dampproofed in accordance with Section R406.
AF103.4.7 Air-handling units. Air-handling units in crawl spaces shall be sealed to
prevent air from being drawn into the unit. Exception: Units with gasketed seams or
units that are otherwise sealed by the manufacturer to prevent leakage.
AF103.4.8 Ducts. Ductwork passing through or beneath a slab shall be of seamless
material unless the air-handling system is designed to maintain continuous positive
pressure within such ducting. Joints in such ductwork shall be sealed to prevent air
- 52 -
leakage. Ductwork located in crawl spaces shall have all seams and joints sealed by
closure systems in accordance with Section M1601.4.1.
AF103.4.9 Crawl space floors. Openings around all penetrations through floors above
crawl spaces shall be caulked or otherwise filled to prevent air leakage.
AF103.4.10 Crawl space access. Access doors and other openings or penetrations
between basements and adjoining crawl spaces shall be closed, gasketed or otherwise
filled to prevent air leakage.
AF103.5 Passive submembrane depressurization system.
In buildings with crawl space foundations, the following components of a passive
submembrane depressurization system shall be installed during construction.
Exception: Buildings in which an approved mechanical crawl space ventilation system
or other equivalent system is installed.
AF103.5.1 Ventilation. Crawl spaces shall be provided with vents to the exterior of the
building. The minimum
net area of ventilation openings shall comply with Section R408.1.
AF103.5.2 Soil-gas-retarder. The soil in crawl spaces shall be covered with a
continuous layer of minimum 6-
mil (0.15 mm) polyethylene soil-gas-retarder. The ground cover shall be lapped a
minimum of 12 inches (305 mm) at joints and shall extend to all foundation walls
enclosing the crawl space area.
AF103.5.3 Vent pipe. A plumbing tee or other approved connection shall be inserted
horizontally beneath the
sheeting and connected to a 3- or 4-inch-diameter (76 or 102 mm) fitting with a vertical
vent pipe installed through the sheeting. The vent pipe shall be extended up through the
building floors, and terminate at least 12 inches (305 mm) above the roof in a location at
least 10 feet (3048 mm) away from any window or other opening into the conditioned
spaces of the building that is less than 2 feet (610 mm) below the exhaust point, and 10
feet (3048 mm) from any window or other opening in adjoining or adjacent buildings.
AF103.6 Passive subslab depressurization system. In basement or slab-on-grade
buildings, the following components of a passive subslab depressurization system shall
be installed during construction.
AF103.6.1 Vent pipe. A minimum 3-inch-diameter (76 mm) ABS, PVC or equivalent
gas-tight pipe shall be
embedded vertically into the subslab aggregate or other permeable material before the
slab is cast. A “T” fitting or equivalent method shall be used to ensure that the pipe
opening remains within the subslab permeable material. Alternatively, the 3-inch (76
mm) pipe shall be inserted directly into an interior perimeter drain tile loop or through a
sealed sump cover where the sump is exposed to the subslab aggregate or connected to it
through a drainage system. The pipe shall be extended up through the building floors, and
terminate at least 12 inches (305 mm) above the surface of the roof in a location at least
10 feet (3048 mm) away from any window or other opening into the conditioned spaces
of the building that is less than 2 feet (610 mm) below the exhaust point, and 10 feet
(3048 mm) from any window or other opening in adjoining or adjacent buildings.
AF103.6.2 Multiple vent pipes. In buildings where interior footings or other barriers
separate the subslab aggregate or other gas-permeable material, each area shall be fitted
- 53 -
with an individual vent pipe. Vent pipes shall connect to a single vent that terminates
above the roof or each individual vent pipe shall terminate separately above the roof.
AF103.7 Vent pipe drainage. All components of the radon vent pipe system shall be
installed to provide positive drainage to the ground beneath the slab or soil-gas-retarder.
AF103.8 Vent pipe accessibility. Radon vent pipes shall be accessible for future fan
installation through an attic or other area outside the habitable space.
Exception: The radon vent pipe need not be accessible in an attic space where an
approved roof-top electrical supply is provided for future use.
AF103.9 Vent pipe identification. All exposed and visible interior radon vent pipes shall
be identified with at least one label on each floor and in accessible attics. The label shall
read: “Radon Reduction System.”
AF103.10 Combination foundations. Combination basement/ crawl space or slab-on-
grade/crawl space foundations shall have separate radon vent pipes installed in each type
of foundation area. Each radon vent pipe shall terminate above the roof or shall be
connected to a single vent that terminates above the roof.
AF103.11 Building depressurization. Joints in air ducts and plenums in unconditioned
spaces shall meet the requirements of Section M1601. Thermal envelope air infiltration
requirements shall comply with the energy conservation provisions in Chapter 11.
Fireblocking shall meet the requirements contained in Section R302.11.
AF103.12 Power source. To provide for future installation of an active submembrane or
subslab depressurization system, an electrical circuit terminated in an approved box shall
be installed during construction in the attic or other anticipated location of vent pipe fans.
An electrical supply shall also be accessible in anticipated locations of system failure
alarms.
““AAppppeennd
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SECTION AF101 TITLE, SCOPE AND PURPOSE
AF101.1 Title. These provisions shall be known as Appendix Chapter F, the FORT
COLLINS RADON RESISTANT CONSTRUCTION CODE FOR ONE- AND TWO-
FAMILY DWELLINGS, and shall be cited as such and will be referred to herein as “this
appendix.”
AF101.2 Scope. The provisions of this appendix shall apply to new one- and two-family
dwellings completely separated from adjacent dwellings by unobstructed physical space
(detached) and multiple, attached single-family dwellings (townhouses) not more than
three stories in height, with each townhouse having its own separate means of egress.
AF01.3 Purpose. The purpose of this appendix is to provide minimum requirements to
enhance the public safety, health and general welfare, through construction methods
designed and installed to resist entry of radon gas into the occupied spaces of buildings
regulated by this appendix.
SECTION AF102
- 54 -
DEFINITIONS
AF102.1 General. For the purpose of these requirements, the terms used shall be defined
as follows:
DWELLING UNIT, SINGLE-FAMILY DETACHED. An independent building
completely separated from adjacent dwellings by unobstructed physical space, exclusively
containing one dwelling unit located entirely on a separately recorded and platted parcel of
land (site) bounded by property lines, which parcel is deeded exclusively for such single-
family dwelling.
DWELLING UNIT, TWO-FAMILY DETACHED. An independent building
completely separated from adjacent dwellings by unobstructed physical space, exclusively
containing two dwelling units located entirely on a separately recorded and platted parcel
of land (site) bounded by property lines, which parcel is deeded exclusively for such two-
family dwelling.
FOUNDATION DRAIN SYSTEM. A continuous length of drain tile, perforated pipe, or
filter mat extending around all or part of the internal or external perimeter of a basement or
crawl space footing designed to collect and drain away excess subsurface water.
RADON. A naturally occurring, chemically inert, radioactive gas that is not detectable by
human senses, that can move readily through particles of soil and rock, and that can
accumulate under the slabs and foundations of homes where it can easily enter the living
space through construction cracks and openings.
SOIL-GAS-RETARDER. A continuous membrane of 3-mil (0.075 mm) cross-linked
polyethylene or other equivalent material used to retard the flow of soil gases into a
building.
SUBFLOOR. A concrete slab or other approved permanent floor system that directly
contacts the ground and is within the walls of the living spaces of the building.
SUB-MEMBRANE DEPRESSURIZATION SYSTEM. A system designed to achieve
lower sub-membrane air pressure relative to crawl space air pressure by use of a vent
drawing air from beneath the soil-gas-retarder membrane.
SUB-SLAB DEPRESSURIZATION SYSTEM (Passive). A system designed to achieve
lower sub-slab air pressure relative to indoor air pressure by use of a vent pipe routed
through the conditioned space of a building and connecting the sub-slab area with outdoor
air, thereby relying on the convective flow of air upward in the vent to draw air from
beneath the slab.
TOWNHOUSE. A single-family dwelling unit constructed as part of a group of two or
more attached individual dwelling units, each of which is separated from the other from the
foundation to the roof and is located entirely on a separately recorded and platted parcel of
- 55 -
land (site) bounded by property lines, which parcel is deeded exclusively for such single-
family dwelling.
SECTION AF103 REQUIREMENTS
AF103.1 General. The following required construction methods are intended to resist
radon entry and prepare the building for post-construction radon mitigation (see Figure
AF102).
AF103.2 Subfloor preparation. A layer of gas-permeable material shall be placed under
all subfloors. The gas-permeable layer shall consist of one of the following methods
except that, where fills of aggregate size less than that described in Method 1are used
beneath a slab, Method 2,3, 4, or 5 must be used.
1. A uniform layer of clean aggregate, a minimum of 4 inches (102 mm) thick. The
aggregate shall consist of material that will pass through a 2-inch (51 mm) sieve and be
retained by a 1/4 -inch (6.4 mm) sieve. In buildings where interior footings or other
barriers separate sub-grade areas, penetrations through the interior footing or barrier
equal to a minimum of 12 square inches (0.094 m
2
) per 10 feet (3.048 m) of barrier
length shall be provided. A minimum of two penetrations shall be provided per
separation and be evenly spaced along the separation.
EXCEPTION:
In buildings where interior footings or other barriers separate the sub-grade area, separate
radon vent pipes may be installed for each sub-grade area as specified in Section
AF103.5.2 in lieu of penetrations through the barrier.
2. A foundation drain pipe system installed under concrete floor slab areas less than
2,000 square feet (186 m
2
), consisting of a continuous loop of minimum 3-inch (76 mm.)
diameter perforated pipe shall be laid in the sub-grade with the top of the pipe located 1
inch (25.4 mm) below the concrete slab. The pipe may be rigid or flexible but shall have
perforations fully around the circumference with a free air space equal to 1.83 square
inches per square foot (127 cm
2
/ m
2
) of exterior pipe surface area. Such pipe shall be
wrapped with approved filter material to prevent blocking of pipe perforations. The pipe
loop shall be located inside of the exterior perimeter foundation walls not more than 12
inches (305 mm) from the perimeter foundation walls. In buildings where interior
footings or other barriers separate the sub-grade area, the loop of pipe shall penetrate or
pass beneath such interior footings or barriers. For slab areas greater than 2,000 square
feet (186 m
2
) but less than 4,000 square feet (372 m
2
), the preceding configuration may
be used provided a minimum of 4-inch diameter (102 mm) pipe is installed. Slabs in
excess of 4,000 square feet (372 m
2
) shall have under them separate loops for every
additional 2,000 square feet (186 m
2
) of slab area when 3-inch (76 mm) diameter pipe is
used; or slabs may have separate loops provided for each additional increment in area
between 2,000 square feet (186 m
2
) and 4,000 square feet (372 m
2
) when 4-inch (102
mm) diameter pipe is used.
- 56 -
3. A foundation drain soil gas collection mat system installed under concrete floor
slab areas of 2,000 square feet (186 m
2
) or less, consisting of a continuous rectilinear
loop of soil gas collection mat or drainage mat having minimum dimensions of 1 inch in
height by 12 inches in width (25.4 mm in height x 305 mm in width) and a nominal
cross-sectional air flow area of 12 square inches (0.0078 m
2
) may be laid on top of the
sub-grade. The mat shall be constructed of a matrix that allows for the movement of air
through it and be capable of supporting the concrete placed upon it. The matrix shall be
covered by approved filter material on all four sides to prevent dirt or concrete from
entering the matrix. All breaches and joints in the filter material shall be repaired prior to
the placement of the slab. The loop shall be located inside the exterior perimeter
foundation walls and within 12 inches (305 mm) from the perimeter foundation walls. In
buildings where interior footings or other barriers separate the sub-grade area, the mat
shall penetrate these interior footings or barriers to form a continuous loop around the
exterior perimeter.
Slabs larger than 2,000 square feet (186 m
2
) but less than 4,000 square feet (372 m
2
) shall
have under them an additional strip of mat that bisects the loop forming two areas
approximately equally divided by the two halves of the rectilinear loop. Slabs larger than
4,000 square feet (372 m
2
) shall have separate loops for each 2,000 (186 m
2
) square feet;
or for each 4,000 square feet (372 m
2
) if a loop is bisected as specified in the preceding
configuration.
4. A uniform layer of sand (native or fill), a minimum of 4 inches (102 mm) thick,
overlain by a layer or strips of geo-textile drainage matting designed to allow the lateral
flow of soil gases.
5. Other materials, systems or floor designs with demonstrated capability to permit
depressurization across the entire sub-floor area.
AF103.3 Entry routes. Potential radon entry routes shall be closed in accordance with
Sections AF103.3.1 through AF103.3.11.
AF103.3.1 Floor openings. Openings around bathtubs, showers, water closets, pipes,
wires or other objects that penetrate concrete slabs or other floor assemblies shall be
filled with a polyurethane caulk or equivalent sealant applied in accordance with the
manufacturer’s recommendations.
AF103.3.2 Concrete joints. All control joints, isolation joints, construction joints and
any other joints in concrete slabs or between slabs and foundation walls shall be sealed
with a caulk or sealant. Gaps and joints shall be cleared of loose material and filled with
polyurethane caulk or other elastomeric sealant applied in accordance with the
manufacturer’s recommendations.
- 57 -
AF103.3.3 Condensate drains. Condensate drains shall be trapped or routed through
non- perforated pipe to daylight.
AF103.3.4 Sumps. Sump pits open to soil or serving as the termination point for sub-
slab or exterior drain tile loops shall be covered with a gasketed or otherwise sealed lid.
Sumps used as the suction point in a sub-slab depressurization system shall have a lid
designed to accommodate the vent pipe. Sumps used as a floor drain shall have a lid
equipped with a trapped inlet and view port.
AF103.3.5 Foundation walls. Hollow block masonry foundation walls shall be
constructed with either a continuous course of solid masonry, one course of masonry
grouted solid, or a solid concrete beam at or above finished ground surface to prevent
passage of air from the interior of the wall into the living space. Where a brick veneer
or other masonry ledge is installed, the course immediately below that ledge shall be
sealed. Joints, cracks or other openings around all penetrations of both exterior and
interior surfaces of masonry block or wood foundation walls below the ground surface
shall be filled with polyurethane caulk or equivalent sealant. Penetrations of concrete
walls shall be filled.
AF103.3.6 Dampproofing. The exterior surfaces of portions of concrete and masonry
block walls below the ground surface shall be damp-proofed in accordance with
Section R406 of this appendix.
AF103.3.7 Air-handling units. Air-handling units in crawl spaces shall be sealed to
prevent air from being drawn into the unit.
Exception: Units with gasketed seams or units that are otherwise sealed by the
manufacturer to prevent leakage.
AF103.3.8 Ducts. Ductwork passing through or beneath a slab shall be of seamless
material unless the air-handling system is designed to maintain continuous positive
pressure within such ducting. Joints in such ductwork shall be sealed to prevent air
leakage. Ductwork located in crawl spaces shall have all seams and joints sealed by
closure systems in accordance with Section M1601.3.1.
AF103.4 Sub-membrane depressurization system. In buildings with interior structural
floors directly above under-floor spaces containing exposed soil surfaces that are not
protected by a sub-slab depressurization system, the following components of a sub-
membrane depressurization system shall be installed during construction.
Exception: Buildings in which an approved mechanical ventilation system complying
with Section R408 or such other equivalent system that provides equivalent
depressurization across the entire sub-membrane area as determined by the building
official is installed in the under-floor spaces.
- 58 -
AF103.4.1Ventilation. Crawl spaces and similar under-floor spaces shall be provided
with ventilation complying with Section R408.
AF103.4.2 Soil-gas-retarder. The exposed soil in under-floor spaces shall be covered
with a continuous layer of soil-gas-retarder. Such ground cover joints shall overlap 6
inches (152 mm) and be sealed or taped. The edges of the ground cover shall extend a
minimum of 6 inches (152mm) up onto all foundation walls enclosing the under-floor
space and shall be attached and sealed to foundation walls in an approved manner.
AF103.4.3 Vent pipe riser. A plumbing tee or other approved connection shall be
inserted horizontally beneath the sheeting and connected to a 3- or 4-inch-diameter (76
mm or 102 mm) fitting with a vertical vent pipe installed through the sheeting. The vent
pipe shall be extended up through the building floors, and shall terminate at least 12
inches (305 mm) above the roof in a location at least 10 feet (3.048 m) away from any
window or other opening into the conditioned spaces of the building at a point that is less
than 2 feet (0.610 m) below the exhaust point and 10 feet (3.048 m) from any window or
other opening in adjoining or adjacent buildings.
AF103.5 Sub-slab depressurization system. The following components of a sub-slab
depressurization system shall be installed during construction under basement or slab-on-grade
floors.
AF103.5.1 Vent pipe riser. A minimum 3-inch-diameter (76 mm) ABS or PVC DWV
pipe, or equivalent gas-tight pipe shall be embedded vertically into the sub-slab aggregate
or other permeable material before the slab is cast. A “T” fitting or equivalent method
shall be used to ensure that the pipe opening remains within the sub-slab permeable
material. Alternatively, the 3-inch (76 mm) pipe shall be inserted directly into an interior
perimeter drain tile loop or through a sealed sump cover where the sump is exposed to the
sub-slab aggregate or connected to it through a drainage system.
All vent pipes shall be extended up through the building floors and terminate at least 12
inches (305 mm) above the surface of the roof in a location at least 10 feet (3.048 m)
away from any window, air intake, or other opening into the conditioned spaces of the
building that is less than 2 feet (0.610 m) below the exhaust point, and 10 feet (3.048 m)
from any window or other opening in adjoining or adjacent buildings. The discharge end
of vent pipe terminations shall be unobstructed and protected from small animal entry
with a corrosion-resistant screen having openings between .25 inch (6.4 mm) and .5 inch
(12.7 mm).
AF103.5.2 Multiple vent pipes. In buildings where interior footings or other barriers
separate the sub-slab aggregate or other gas-permeable material, each area shall be fitted
with an individual vent pipe. Vent pipes shall connect to a single vent that terminates
above the roof or, in the alternative, each individual vent pipe shall terminate separately
above the roof.
- 59 -
AF103.6 Vent pipe drainage. All components of the radon vent pipe system shall be installed
to provide positive drainage to the ground beneath the slab or soil-gas retarder.
AF103.7 Vent pipe accessibility. Radon vent pipes shall be accessible for fan installation
through an attic or other area outside the habitable space.
Exception: The radon vent pipe need not be accessible in an attic space where an
approved roof-top electrical supply is provided.
AF103.8 Vent pipe identification and notification. All exposed and visible interior radon
vent pipes shall be conspicuously identified with at least one label on each floor and in attics
provided with access openings. The label shall read substantially as follows: Radon Reduction
System. In addition to the preceding label, a notice shall be placed in a conspicuous area near
the vent pipe that states the following:
This radon reduction system is not required to be tested and is a “passive” system,
relying entirely on natural ventilation. Occupants are advised to test for radon and take
remedial action as necessary by installing a continuously-operating fan located in the
vent pipe (access typically provided in the attic) and connected to the nearby provided
electrical outlet. Call 1-800-767-radon for more information.
AF103.9 Combination foundations. Combination basement/crawl space or slab-on-
grade/crawl space foundations shall have separate radon vent pipes installed in each type of
foundation area. Each radon vent pipe shall terminate above the roof or shall be connected to a
single vent that terminates above the roof.
AF103.10 Building depressurization. Joints in air ducts and plenums in unconditioned spaces
shall be substantially air tight and permanently sealed with an approved sealant, mastic, or
other approved methods. Thermal envelope air infiltration requirements shall comply with the
energy conservation provisions in the energy conservation code currently enacted by the City.
Firestopping shall be in conformance with the most recent general building code enacted by the
City or meet the requirements contained in Section R602.8.
AF103.11 Provisions for future depressurization fan installation. Permanent provisions
shall be made for the future installation of an in-line fan to be connected to every radon vent
pipe. Such designated fan locations shall be outside of the conditioned envelope of the
building, such as in the attic, garage and similar locations, excluding crawl spaces and other
interior under-floor spaces. Designated locations shall accommodate an unobstructed
permanent cylindrical space with the following minimum dimensions: 12 inches (305 mm)
measured radially around the radon vent pipe along a vertical distance of 30 inches (760 mm).
Designated fan locations shall be permanently accessible for servicing and maintenance. An
electrical circuit shall be provided within 4 feet (1.219 m) of and within sight from designated
fan locations. Such circuit shall have a means of positive disconnection and be terminated in an
approved electrical outlet in accordance with the applicable current electric code.
- 60 -
AF103.12 Depressurization fan system activation. When a passive system constructed in
accordance with this appendix is to be converted to an active system, an approved in-line fan
shall be installed in a designated fan location as specified in Section AF103.11.1. Additionally,
an approved permanent electric light fixture and in-line pipe couplings that facilitate fan
replacement shall be provided. The in-line fan shall be designed to operate continuously for a
period of not less than five years and have a minimum air-flow rating as established by the
building official. A readily accessible manometer or other approved warning device that
notifies occupants of a fan malfunction by a visible or audible signal shall be installed within
the dwelling unit. A separate permit shall be required for installation of such fan when it is not
installed at the time the building is originally approved for occupancy.”
(127) APPENDIX G, SWIMMING POOLS, SPAS, AND HOT TUBS, is hereby adopted in its
entirety.
(128) Section AG 105.6 Barrier around decorative pools, fountains, and ponds is hereby
added to read as follows:
“AG105.6 Barriers around decorative pools, fountains, and ponds. Decorative pools,
fountains, and ponds which can contain water deeper than 24 inches (610 mm), shall be
protected by barriers installed in accordance with section AG105.2.”
(129) APPENDIX H, PATIO COVERS, is hereby adopted in its entirety.
(130) APPENDIX J, EXISTING BUILDINGS AND STRUCTURES, is hereby adopted in its
entirety.
(131) APPENDIX M, HOME DAY-CARE R-3 OCCUPANCIES, is hereby adopted in its
entirety.
Introduced, considered favorably on first reading, and ordered published this 21st day of
January, A.D. 2014, and to be presented for final passage on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 61 -
Passed and adopted on final reading on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 1 -
ORDINANCE NO. 021, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE IV OF THE CODE OF THE CITY OF FORT
COLLINS FOR THE PURPOSE OF REPEALING THE 2009 INTERNATIONAL
MECHANICAL CODE (IMC), AND ADOPTING THE 2012 INTERNATIONAL
MECHANICAL CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2012 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2012 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its citizens that the 2009 International Mechanical Code, as
amended be repealed and that in its place, the 2012 International Mechanical Code be adopted,
with amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 5-106 of the Code of the City of Fort Collins is hereby
amended to read as follows:
Sec. 5-106. Adoption of standards.
Pursuant to the power and authority conferred on the City Council by Section 31-16-202,
C.R.S, and Article II, Section 7 of the Charter, the City Council hereby repeals the 20039
- 2 -
International Mechanical Code (20039 IMC) and adopts, as the mechanical code of the City, the
200912 International Mechanical Code, (200912 IMC), published by the International Code
Council, which shall have the same force and effect as though set forth in full herein. The subject
matter of the 2009 International Mechanical Code, (2009 IMC), adopted herein includes
comprehensive provisions and standards regulating and controlling the design, construction,
installation, quality of materials, location, operation and maintenance of heating, ventilating,
cooling and refrigeration systems, incinerators, miscellaneous heat-producing appliances for the
purposes of protecting public health, safety and general welfare.
Section 2. That Section 5-107 Code of the City of Fort Collins is hereby repealed and
reenacted to read in its entirety as follows:
Sec. 5-107. Amendments and deletions to code.
The 2012 INTERNATIONAL MECHANICAL CODE adopted herein is hereby amended in the
following respects:
(1) Section 101.1 Title is hereby amended to read as follows:
“101.1 Title. These regulations shall be known as the Mechanical Code of the City of
Fort Collins, hereinafter referred to as “this code.”
(2) Section 102.8 Referenced codes and standards, is amended to read as follows:
“Section 102.8 reference codes and standards The codes and standards referenced
herein shall be those that are listed in Chapter 15 Section 101.4 of the adopted
International Building Code, entitled ‘Referenced Codes’ and shall be considered part of
the requirements of this code to the prescribed extent of each such reference and as
further regulated in Sections 102.8.1 and 102.8.2.”
Exception: Where enforcement of a code provision would violate the conditions of the
listing of the equipment or appliance, the conditions of the listing and the manufacturer’s
installation instructions shall apply.
(3) Section 103 Department of Mechanical Inspection is hereby amended in its entirety to read
as follows:
SECTION 103
DEPARTMENT OF MECHANICAL INSPECTION
[A] 103.1 General. The department of mechanical inspection is hereby created and the
executive official in charge thereof shall be known as the code official.
[A] 103.2 Appointment. The code official shall be appointed by the chief appointing
authority of the jurisdiction.
[A] 103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and
with the concurrence of the appointing authority, the code official shall have the authority
to appoint a deputy code official, other related technical officers, inspectors and other
employees. Such employees shall have powers as delegated by the code official.
- 3 -
[A] 103.4 Liability. The code official, member of the board of appeals or employee
charged with the enforcement of this code, while acting for the jurisdiction in good faith
and without malice in the discharge of the duties required by this code or other pertinent
law or ordinance, shall not thereby be rendered liable personally, and is hereby relieved
from personal liability for any damage accruing to persons or property as a result of an
act or by reason of an act or omission in the discharge of official duties. Any suit
instituted against any officer or employee because of an act performed by that officer or
employee in the lawful discharge of duties and under the provisions of this code shall be
defended by the legal representative of the jurisdiction until the final termination of the
proceedings. The code official or any subordinate shall not be liable for costs in an
action, suit or proceeding that is instituted in pursuance of the provisions of this code.
“SECTION 103 – CODE ADMINISTRATION
103.1 Entity charged with code administration shall be as determined in accordance
with Section 103 of the adopted International Building Code, entitled ‘Code
Administration’.”
(4) Section 106.5 Fees is hereby amended in its entirety to read as follows:
A] 106.5 Fees. A permit shall not be issued until the fees prescribed in Section 106.5.2
have been paid, nor shall an amendment to a permit be released until the additional fee, if
any, due to an increase of the mechanical system, has been paid.
[A] 106.5.1 Work commencing before permit issuance. Any person who commences
work on a mechanical system before obtaining the necessary permits shall be subject to
100 percent of the usual permit fee in addition to the required permit fees.
[A] 106.5.2 Fee schedule. The fees for mechanical work shall be as indicated in the
following schedule. [JURISDICTION TO INSERT APPROPRIATE SCHEDULE]
[A] 106.5.3 Fee refunds. The code official shall authorize the refunding of fees as
follows.
1. The full amount of any fee paid hereunder which was erroneously paid or collected.
2. Not more than [SPECIFY PERCENTAGE] percent of the permit fee paid when no
work has been done under a permit issued in accordance with this code.
3. Not more than [SPECIFY PERCENTAGE] percent of the plan review fee paid when
an application for a permit for which a plan review fee has been paid is withdrawn or
canceled before any plan review effort has been expended. The code official shall not
authorize the refunding of any
fee paid, except upon written application filed by the original permittee not later than 180
days after the date of fee payment.
“SECTION 106.5 FEES
106.5 Payment of fees. All items relating to fees shall be as specified in Section 109 of
the adopted International Building Code,” entitled ‘Fees’.”
(5) Section 107.3 Testing and verification is hereby amended to read as follows:
- 4 -
[A] 107.3 Testing. Mechanical systems shall be tested as required in this code and in
accordance with Sections 107.3.1 through 107.3.3. Tests shall be made by the permit
holder and observed by the code official.
“107.3 Testing and verification. Installed heating, cooling and ventilation systems shall
be performance-tested by an approved agency and adjusted to operate within design
specifications, in accordance with ANSI/ACCA QI 5-2010 HVAC Quality Installation
Specification. Documentation of results shall be submitted to the building official prior to
approval
Exception: Buildings subject to commissioning requirements in Section 3604.1 of the
2012 International Building Code as amended.”
(6) Section 108.4 Violation Penalties, is hereby amended to read as follows:
“108.4 Violation penalties. Persons who shall violate a provision of this code or shall
fail to comply with any of the requirements thereof or who shall erect, install, alter or
repair a mechanical work in violation of the approved construction documents or
directive of the code official, or of a permit or certificate issued under the provisions of
this code, shall be guilty of a [SPECIFY OFFENSE], punishable by a fine of not more
than [AMOUNT] dollars or by imprisonment not exceeding [NUMBER OF DAYS], or
both such fine and imprisonment. Each day that a violation continues after due notice has
been served shall be deemed a separate offense. misdemeanor and shall be subject to the
penalties and fines specified in Section 1-15 of the City Code.”
“108.4.1 Work commencing before permit issuance. In addition to the penalties set
forth in 108.4, any person or firm who, before obtaining the necessary permit(s),
commences any construction of, or work on, a building, structure, electrical, gas,
mechanical or plumbing system that is not otherwise exempted from obtaining a permit,
shall be subject to a fine in addition to the standard prescribed permit fee. Said fine shall
be equal in amount to the permit fee, except that it shall not be less than $50 nor more
than $1,000 for the first such violation. A person or firm committing the same such
violation repeatedly shall be subject to a fine equal to double the amount of the permit fee
or double the amount of the fee imposed for the preceding violation, whichever is greater,
for every such subsequent violation committed within 180 days of a previous violation.
Said fines may be appealed to the City Manager pursuant to Chapter 2, Article VI of the
City Code.”
(7) Section 109 Means of Appeal is hereby amended in its entirety to read as follows:
SECTION 109
MEANS OF APPEAL
[A] 109.1 Application for appeal. A person shall have the right to appeal a decision of
the code official to the board of appeals. An application for appeal shall be based on a
claim that the true intent of this code or the rules legally adopted thereunder have been
incorrectly interpreted, the provisions of this code do not fully apply, or an equally good
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or better form of construction is proposed. The application shall be filed on a form
obtained from the code official within 20 days after the notice was served.
[A] 109.1.1 Limitation of authority. The board of appeals shall have no authority
relative to interpretation of the administration of this code nor shall such board be
empowered to waive requirements of this code.
[A] 109.2 Membership of board. The board of appeals shall consist of five members
appointed by the chief appointing authority as follows: one for five years; one for four
years; one for three years; one for two years; and one for one year. Thereafter, each new
member shall serve for five years or until a successor has been appointed.
[A] 109.2.1 Qualifications. The board of appeals shall consist of five individuals, one
from each of the following professions or disciplines.
1. Registered design professional who is a registered architect; or a builder or
superintendent of building construction with at least 10 years’ experience, five of which
shall have been in responsible charge of work.
2. Registered design professional with structural engineering or architectural experience.
3. Registered design professional with mechanical and plumbing engineering experience;
or a mechanical contractor with at least 10 years’ experience, five of which shall have
been in responsible charge of work.
4. Registered design professional with electrical engineering experience; or an electrical
contractor with at least 10 years’ experience, five of which shall have been in responsible
charge of work.
5. Registered design professional with fire protection engineering experience; or a fire
protection contractor with at least 10 years’ experience, five of which shall have been in
responsible charge of work.
[A] 109.2.2 Alternate members. The chief appointing authority shall appoint two
alternate members who shall be called by the board chairman to hear appeals during the
absence or disqualification of a member. Alternate members shall possess the
qualifications required for board membership and shall be appointed for five years, or
until a successor has been appointed.
[A] 109.2.3 Chairman. The board shall annually select one of its members to serve as
chairman.
[A] 109.2.4 Disqualification of member. A member shall not hear an appeal in which
that member has a personal, professional or financial interest.
[A] 109.2.5 Secretary. The chief administrative officer shall designate a qualified clerk
to serve as secretary to the board. The secretary shall file a detailed record of all
proceedings in the office of the chief administrative officer.
[A] 109.2.6 Compensation of members. Compensation of members shall be determined
by law.
“109.1 General. Appeals of decisions, determinations and interpretations of this code
shall be made pursuant to the applicable provisions of Section 113 of the adopted
International Building Code, entitled ‘Board of Appeals’.”
(8) Section 202 GENERAL DEFINITIONS, is hereby amended to add the following definitions
in alphabetical sequence as follows:
“Multifamily. Any building housing group R-1, R-2 or R-4 occupancies.
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Whole-dwelling unit mechanical ventilation system. An exhaust system, supply system,
or combination thereof that is designed to mechanically exchange indoor air for outdoor
air when operating continuously or through a programmed intermittent schedule to satisfy
the whole-dwelling ventilation rate.”
(9) Section 304.3 Elevation of ignition source is hereby amended to read as follows and by
deleting the exception:
“304.3 Elevation of ignition source. Electrical devices, equipment and appliances
having an ignition source and located in hazardous locations and public garages, private
garages, repair garages, automotive motor fuel-dispensing facilities and parking garages
shall be elevated such that the source of ignition is not less than 18 inches (457 mm)
above the floor surface on which the equipment or appliance rests. For the purpose of this
section, rooms or spaces that are not part of the living space of a dwelling unit and that
communicate directly with a private garage through openings shall be considered to be
part of the private garage.
Exception: Elevation of the ignition source is not required for appliances that are listed
as flammable vapor ignition resistant."
(10) Section 312 Heating and Cooling load calculations is hereby amended to read as follows:
“312.1 Heating and cooling load calculations. Heating and cooling system design loads
for the purpose of sizing systems, appliances and equipment shall be determined in
accordance with the procedures described in the ASHRAE/ACCA Standard 183.
Alternatively, design loads shall be determined by an approved equivalent computation
procedure, using the design parameters specified in Chapter 3 of the International Energy
Conservation Code. adopted International Energy Conservation Code.”
(11) Section 407 Whole-dwelling unit ventilation is hereby added to read as follows:
“407.1 Whole-dwelling unit mechanical ventilation system. For new buildings, a
mechanical exhaust system, supply system, or combination thereof shall be installed for
each dwelling unit to provide whole-dwelling unit ventilation. Such system shall comply
with Sections 407.1.1 through 407.5.
407.1.1 Whole-dwelling unit ventilation rate, The dwelling unit mechanical ventilation
system shall provide outdoor air at a continuous rate of not less than that determined in
accordance with Table M1507.3.3(1).
Exception:
The whole-dwelling unit mechanical ventilation system is permitted to operate
intermittently where the system has controls that enable operation for not less than 25-
percent of each 4-hour segment and the ventilation rate prescribed in IRC Table
M1507.3.3(1) is multiplied by the factor determined in accordance with IRC Table
M1507.3.3(2).
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407.2 System design. The design of the required whole dwelling unit ventilation system
shall comply with the requirements of this Section. System design documents shall be
submitted, as required by the building official, at the time of application for a building
permit.
407.2.1 System type. The system shall consist of one or more supply or exhaust fans, or
a combination thereof, and associated ducts and controls. Exhaust fans shall be permitted
to be part of a mechanical exhaust system. Outdoor air ducts connected to the return duct
of a forced air furnace shall be considered to provide supply ventilation and shall be sized
to provide adequate mechanical ventilation in accordance with ASHRAE 62.2 and shall
meet the manufacturer’s requirements for minimum return air temperature to the furnace
heat exchange.
407.2.2 Outdoor air intakes. Outdoor air intakes shall have automatic dampers that
close when the ventilation system is not operating.
407.2.3. Exhausts. Exhausts shall have gravity dampers that close when the ventilation
system is not operating.
407.2.4 Air Circulation fan motors. Motors for air circulation fans used in the
ventilation system, rated at one-quarter horsepower or greater, shall meet at least one of
the following criteria:
1. Where the furnace serves as an air handler for the ventilation system, the furnace
shall be certified as an “Electrically Efficient Furnace” by the Air-conditioning,
Heating and Refrigeration Institute (AHRI).
2. The blower motor shall be specified as a “Brushless DC” (BL or BLDC) motor by
the manufacturer.
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3. The blower motor shall be specified as “Brushless Permanent Magnet” (BPM)
motor.
4. The blower motor shall be specified as “Electronically Commutated Motor (ECM)”.
5. The blower shall meet equivalent criteria acceptable to the building official.
407.2.5 System controls. The mechanical ventilation system shall be provided with
readily accessible and labeled controls that enable occupant override.
407.2.6 Sound ratings for fans. Whole-dwelling unit ventilation fans shall be rated for
sound at a maximum of 1.5 sones, in accordance with the procedures of the Home
Ventilating. Institute (HVI 915, Procedure for Loudness Rating of Residential Fan
Products).
Exception:
Heating, ventilating and air conditioning air handlers and remote-mounted fans need
not meet sound requirements. To be considered for this exception, a remote-mounted
fan must be mounted outside the habitable spaces, bathrooms, toilets and hallways,
and there must be at least 4 ft (1 m) of ductwork between the fan and the intake grille.
407.3 System installation. The installation of the whole-dwelling unit ventilation system
and equipment shall be carried out in accordance with the manufacturers’ design
requirements and installation instructions.
407.4 Performance verification. Performance of installed mechanical ventilation
systems shall be verified in accordance with Section 107.3.
407.5 Multifamily buildings. In multifamily buildings, all doors between dwelling units
and common hallways shall be gasketed or otherwise substantially airtight with weather
stripping, except when the ventilation system explicitly requires transfer of air from
corridors into units.”
(12) Section 504.1 Installation is hereby amended to read as follows and by deleting the
exception:
“504.1 Installation. Clothes dryers shall be exhausted in accordance with the
manufacturer's instructions. Dryer exhaust systems shall be independent of all other
systems and shall convey the moisture and any products of combustion to the outside of
the building. Dryer exhaust duct terminations shall not be located within 36 inches (914
mm) of exterior openings into conditioned spaces, crawl spaces, and attic spaces.”
Exception: This section shall not apply to listed and labeled condensing (ductless)
clothes dryers.
(13) Section 504.6.4.2 Manufacturer’s instructions, is amended by deleting in its entirety:
504.6.4.2 Manufacturer’s instructions. The maximum length of the exhaust duct shall
be determined by the dryer manufacturer’s installation instructions. The code official
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shall be provided with a copy of the installation instructions for the make and model of
the dryer. Where the exhaust duct is to be concealed, the installation instructions shall be
provided to the code official prior to the concealment inspection. In the absence of fitting
equivalent length calculations from the clothes dryer manufacturer, Table 504.6.4.1 shall
be used.
(14) Section 505.2 Makeup air required is hereby amended to read as follows:
“505.2 Makeup air required. Exhaust hood systems capable of exhausting in excess of
400 cfm (0.19 m3/s) shall be provided with makeup air at a rate approximately equal to
the exhaust air rate. Such makeup air systems shall be equipped with a means of closure
and shall be automatically controlled to start and operate simultaneously with the exhaust
system. Exhaust air rate required shall be calculated based on the total BTU’s of the gas
appliance beneath the hood at a ratio of 100 BTU’s to 1 CFM.”
(15) Section 512.1 General is hereby amended to read as follows:
“512.1 General. When a subslab soil exhaust system is provided, the duct for such
system shall conform to the requirements of this sectionSection 1211 of the adopted
International Building Code, entitled ‘Radon-Resistant Construction’.”
(16) Section 602.3 Stud cavity and joist space plenums, is hereby deleted in its entirety:
602.3 Stud cavity and joist space plenums. Stud wall cavities and the spaces between
solid floor joists to be utilized as air plenums shall comply with the following conditions:
1. Such cavities or spaces shall not be utilized as a plenum for supply air.
2. Such cavities or spaces shall not be part of a required fire-resistance-rated assembly.
3. Stud wall cavities shall not convey air from more than one floor level.
4. Stud wall cavities and joist space plenums shall comply with the floor penetration
protection requirements of the International Building Code.
5. Stud wall cavities and joist space plenums shall be isolated from adjacent concealed
spaces by approved fireblocking as required in the International Building Code.
6. Studwall cavities in the outside walls of building envelope assemblies shall not be
utilized as air plenums.
(17) Section 602.3 Building cavities (Mandatory) is hereby added to read as follows:
“Section 602.3 Building cavities (Mandatory) Building framing cavities shall not be
used as ducts or plenums.”
(18) Section 602.3.1 Return air is hereby added to read as follows:
“Section 602.3.1 Return air. Return air shall be taken from inside the dwelling. Dilution
of return air with outdoor air shall be permitted. A return air path shall be provided in all
habitable rooms by means of ducts or transfer grills.”
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(19) Section 603.18.3 Construction debris and contamination is hereby added to read as
follows:
“603.18.3 Construction debris and contamination. Mechanical air-handling systems
and their related ducts shall be protected from the entrance of dirt, debris, and dust during
the construction and installation process. Prior to passing final inspection or issuance of a
Certificate of Occupancy, such systems shall be substantially free of construction-related
contaminants.”
(20) Section 607.4 Access and identification is hereby amended to read as follows:
“607.4. Access and identification Fire and smoke dampers shall be provided with an
approved means of access, large enough to permit inspection and maintenance of the
damper and its operating parts. The access shall not affect the integrity of fire-resistance-
rated assemblies. The access openings shall not reduce the fire-resistance-rating of the
assembly. Access points shall be permanently identified on the exterior and readable
without the removal of finish ceiling works by a label having letters not less than 0.5 inch
(12.7 mm) in height reading: SMOKE DAMPER or FIRE DAMPER. Access doors in
ducts shall be tight-fitting and suitable for the required duct construction.”
(21) Section 801.19 Multi-story prohibited is hereby amended to read as follows:
“801.19 Multi-story prohibited. Common venting systems for appliances located on
more than one floor level shall be prohibited, except engineered systems where all of the
appliances served by the common vent are located in rooms or spaces that are accessed
only from the outdoors. The appliance enclosures shall not communicate with the
occupiable areas of the building.”
(22) Section 903.1.1 Solid fuel fireplaces and appliances is added to read as follows:
“903.1.1 Solid fuel fireplaces and appliances. Solid fuel fireplaces, fireplace stoves and
solid-fuel-type room heaters shall also comply with Section 5-110 of the City Code.”
(23) Section 903.3 Unvented gas logs heaters, is deleted in its entirety:
903.3 Unvented gas log heaters. An unvented gas log heater shall not be installed in a
factory-built fireplace unless the fireplace system has been specifically tested, listed and
labeled for such use in accordance with UL 127.
Introduced, considered favorably on first reading, and ordered published this 21st day of
January, A.D. 2014, and to be presented for final passage on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
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_______________________________
City Clerk
Passed and adopted on final reading on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 1 -
ORDINANCE NO. 022, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE IV OF THE CODE OF THE
CITY OF FORT COLLINS FOR THE PURPOSE OF REPEALNG THE
2009 INTERNATIONAL FUEL GAS CODE (IFGC) AND ADOPTING THE
2012 INTERNATIONAL FUEL GAS CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2012 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2012 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its citizens that the 2009 International Fuel Gas Code, as
amended be repealed, and that in its place, the 2012 International Fuel Gas Code be adopted,
with amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 5-111 of the Code of the City of Fort Collins is hereby
amended to read as follows:
Sec. 5-111. Adoption of standards for fuel gas piping, equipment and accessories.
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Pursuant to the power and authority conferred on the City Council by Section 31-16-202,
C.R.S., and Article II, Section 7 of the Charter, the City Council hereby repeals the 20039
International Fuel Gas Code (20039 IFGC), and adopts, as the fuel gas code of the City, the
200912 International Fuel Gas Code (200312 IFGC), published by the International Code
Council, which shall have the same force and effect as though set forth in full herein. The subject
matter of the 200912 International Fuel Gas Code (200912 IFGC) adopted herein includes
comprehensive regulations governing the design, installation, maintenance, alteration and
inspection of fuel gas piping systems, fuel gas utilization equipment and related accessories for
the purposes of protecting public health, safety and general welfare.
Section 2. That Section 5-112 Code of the City of Fort Collins is hereby repealed and
reenacted to read in its entirety as follows:
Sec. 5-112 Amendments and deletions to code.
The 2012 INTERNATIONAL FUEL GAS CODE adopted herein is hereby amended in the
following respects:
(1) Section 101.1 Title is hereby amended to read as follows:
“101.1 Title. These regulations shall be known as the Fuel Gas Code of the City of Fort
Collins, hereinafter referred to as “this code.”
(2) Section 102.8 reference codes and standards, is hereby amended to read as follows:
“Section 102.8 reference codes and standards The codes and standards referenced in
this codes shall be those that are listed in Chapter 8 Section 101.4 of the adopted
International Building Code, entitled ‘Referenced codes’ and such codes and standards
shall be considered as part of the requirements of this code to the prescribed extent of
each such reference and as further regulated in Sections 102.8.1 and 102.8.2.
(3) Section 103 Department of inspection is hereby amended in its entirety to read as follows:
SECTION 103
DEPARTMENT OF INSPECTION
[A] 103.1 General. The department of inspection is hereby created and the executive
official in charge thereof shall be known as the code official.
[A] 103.2 Appointment. The code official shall be appointed by the chief appointing
authority of the jurisdiction.
[A] 103.3 Deputies. In accordance with the prescribed procedures of this jurisdiction and
with the concurrence of the appointing authority, the code official shall have the authority
to appoint a deputy code official, other related technical officers, inspectors and other
employees. Such employees shall have powers as delegated by the code official.
[A] 103.4 Liability. The code official, member of the board of appeals or employee
charged with the enforcement of this code, while acting for the jurisdiction in good faith
and without malice in the discharge of the duties required by this code or other pertinent
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law or ordinance, shall not thereby be rendered liable personally, and is hereby relieved
from personal liability for any damage accruing to persons or property as a result of an
act or by reason of an act or omission in the discharge of official duties. Any suit
instituted against any officer or employee because of an act performed by that officer or
employee in the lawful discharge of duties and under the provisions of this code shall be
defended by the legal representative of the jurisdiction until the final termination of the
proceedings. The code official or any subordinate shall not be liable for costs in an
action, suit or proceeding that is instituted in pursuance of the provisions of this code.
“SECTION 103 – CODE ADMINISTRATION
103.1 Entity charged with code administration shall be as determined in accordance
with Section 103 of the adopted International Building Code, entitled ‘Code
Administration’.”
(4) Section 106.6 Fees is hereby amended in its entirety to read as follows:
A] 106.6 Fees. A permit shall not be issued until the fees prescribed in Section 106.6.2
have been paid, nor shall an amendment to a permit be released until the additional fee, if
any, due to an increase of the mechanical system, has been paid.
[A] 106.6.1 Work commencing before permit issuance. Any person who commences
work on a mechanical system before obtaining the necessary permits shall be subject to
100 percent of the usual permit fee in addition to the required permit fees.
[A] 106.6.2 Fee schedule. The fees for mechanical work shall be as indicated in the
following schedule. [JURISDICTION TO INSERT APPROPRIATE SCHEDULE]
[A] 106.6.3 Fee refunds. The code official shall authorize the refunding of fees as
follows.
1. The full amount of any fee paid hereunder which was erroneously paid or collected.
2. Not more than [SPECIFY PERCENTAGE] percent of the permit fee paid when no
work has been done under a permit issued in accordance with this code.
3. Not more than [SPECIFY PERCENTAGE] percent of the plan review fee paid when
an application for a permit for which a plan review fee has been paid is withdrawn or
canceled before any plan review effort has been expended. The code official shall not
authorize the refunding of any
fee paid, except upon written application filed by the original permittee not later than 180
days after the date of fee payment.
“SECTION 106.6 FEES
106.6 Payment of fees. All items relating to fees shall be as specified in Section 109 of
the adopted International Building Code, entitled ‘Fees’.”
(5) Section 108.4 Violation penalties, is hereby amended to read as follows:
“108.4 Violation penalties. Persons who shall violate a provision of this code, fail to
comply with any of the requirements thereof or erect, install, alter or repair work in
violation of the approved construction documents or directive of the code official, or of a
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permit or certificate issued under the provisions of this code, shall be guilty of a
[SPECIFY OFFENSE], punishable by a fine of not more than [AMOUNT] dollars or by
imprisonment not exceeding [NUMBER OF DAYS], or both such fine and
imprisonment. misdemeanor subject to the penalties and fines specified in Section 1-15
of the City Code. Each day that a violation continues after due notice has been served
shall be deemed a separate offense.”
(6) Section 108.4.1 Work commencing before permit issuance is hereby added to read as
follows:
“108.4.1 Work commencing before permit issuance. In addition to the penalties set
forth in 108.4, any person or firm who, before obtaining the necessary permit(s),
commences any construction of, or work on, a building, structure, electrical, gas,
mechanical or plumbing system that is not otherwise exempted from obtaining a permit,
shall be subject to a fine in addition to the standard prescribed permit fee. Said fine shall
be equal in amount to the permit fee, except that it shall not be less than $50 nor more
than $1,000 for the first such violation. A person or firm committing the same such
violation repeatedly shall be subject to a fine equal to double the amount of the permit fee
or double the amount of the fee imposed for the preceding violation, whichever is greater,
for every such subsequent violation committed within 180 days of a previous violation.
Said fines may be appealed to the City Manager pursuant to Chapter 2, Article VI of the
City Code.”
(7) Section 109.1 General is hereby added to read as follows:
“109.1 General. Appeals of decisions, determinations and interpretations of this code
shall be made pursuant to the applicable provisions of Section 113 of the adopted
International Building Code, entitled ‘Board of Appeals’.”
(8) Section 301.3 Listed and labeled is hereby amended by deleting the last sentence to read as
follows:
“301.3 Listed and labeled. Appliances regulated by this code shall be listed and labeled
for the application in which they are used unless otherwise approved in accordance with
Section R104.11. The approval of unlisted appliances in accordance with Section
R104.11 shall be based upon approved engineering evaluation.”
(9) Section 303.3 Prohibited locations is hereby amended by deleting Exceptions "3" and "4"
3. A single wall-mounted unvented room heater is installed in a bathroom and such
unvented room heater is equipped as specified in Section 621.6 and has an input rating
not greater than 6,000 Btu/h (1.76 kW). The bath room shall meet the required volume
criteria of Section 304.5.
4. A single wall-mounted unvented room heater is installed in a bedroom and such
unvented room heater is equipped as specified in Section 621.6 and has an input rating
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not greater than 10,000 Btu/h (2.93 kW). The bedroom shall meet the required volume
criteria of Section 304.5.
(10) Section 303.5.1 Natural Draft Appliances locations, is hereby added to read as follows:
“303.5.1 Natural Draft Appliances locations. For new multi-family buildings and new
appliances within additions to multi-family buildings, natural draft appliances shall not
be located within the building thermal envelope or be located in a space where the only
access to that space is from sleeping rooms, bathrooms, toilet rooms, storage closets, or
surgical rooms.
Exceptions:
1. Where natural draft appliances are located in an enclosed mechanical room and
sealed to air flow from adjoining conditioned area and the following conditions are met:
a. The access to the mechanical room is through a self-closing, gasketed door.
b. No other exhaust appliances are located within the mechanical room.
c. The mechanical room is provided with outside combustion air as specified in this
code.
d. The isolation of the mechanical room from adjoining conditioned areas is verified
with a differential-pressure test performed by an approved agency.
e. Such natural draft appliances pass a combustion safety test under worst-case
depressurization conditions conducted by an approved agency, in accordance with
Building Performance Institute (BPI) Technical Standards for the Heating Professional.
f. Documentation of satisfactory testing results is submitted to the Building Official
prior to approval.
2. Natural draft fireplaces that pass a combustion safety test under worst-case
depressurization conditions conducted by an approved agency, in accordance with the
Building Performance Institute (BPI) Technical Standards for the Heating Professional,
prior to approval.”
(11) Section 304.11 Combustion air ducts item #1 exception is hereby amended to read as
follows:
Exception:
“Where the installation of galvanized steel ducts is not practical due to existing finish
materials within dwelling units that are undergoing alteration or reconstruction,
unobstructed stud and joist spaces shall not be prohibited from conveying combustion air,
provided that not more than one required fireblock is removed.”
(12) Section 304.11 Combustion air ducts, is hereby amended by adding item #9 to read as
follows:
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“9. All combustion air openings or ducts shall be readily identifiable with an approved
label or by other means warning persons that obstruction of such openings or ducts may
cause fuel-burning equipment to release combustion products and dangerous levels of
carbon monoxide into the building.”
(13) Section 305.1 General is hereby amended by deleting the second paragraph and replacing it
to read as follows:
Unlisted appliances approved in accordance with Section 301.3 shall be limited to uses
recommended by the manufacturer and shall be installed in accordance with the
manufacturer’s instructions, the provisions of this code and the requirements determined
by the code official.
“Where natural draft appliances are replaced in existing multi-family buildings, all
appliances with a draft hood shall pass a combustion safety test under natural conditions,
conducted by an approved agency in accordance with the Building Performance Institute
(BPI) Technical Standards for the Heating Professional. Such appliances shall also be
combustion safety tested under worst-case depressurization conditions, by an approved
agency in accordance with Building Performance Institute (BPI) Technical Standards for
the Heating Professional. Should an appliance not pass such test, a disclosure form
reporting the test results shall be provided to the dwelling unit owner. A copy of such
disclosure form, signed by the homeowner, shall be submitted to the Building Official
prior to approval.”
(14) Section 305.3 Elevation of ignition source is hereby amended to read as follows:
“305.3 Elevation of ignition source. Electrical devices, equipment and appliances
having an ignition source shall be elevated such that the source of ignition is not less than
18 inches (457 mm) above the floor in hazardous locations and public garages, private
garages, repair garages, motor fuel-dispensing facilities and parking garages. For the
purpose of this section, rooms or spaces that are not part of the living space of a dwelling
unit and that communicate directly with a private garage through openings shall be
considered to be part of the private garage.”
Exception: Elevation of the ignition source is not required for appliances that are listed
as flammable vapor ignition resistant.
(15) Section 308.4.5 Clearance from supply ducts is hereby amended to read as follows:
“308.4.5 Clearance from supply ducts. Supply air ducts connecting to listed central
heating furnaces where the bonnet temperature exceeds 150°F (68°C), shall have the
same minimum clearance to combustibles as required for the furnace supply plenum for a
distance of not less than 3 feet (914 mm) from the supply plenum. Clearance is not
required beyond the 3-foot (914 mm) distance.”
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(16) Section 404.9 Above-ground piping outdoors is hereby amended to read as follows:
“404.9 Above-ground piping outdoors. All piping installed outdoors shall be elevated
not less than 31/2 inches (152 mm) 6 inches (152 mm) above ground and where installed
across roof surfaces, shall be elevated not less than 3½ inches (89 mm) above the roof
surface. Piping installed above ground, outdoors, and installed across the surface of roofs
shall be securely supported and located where it will be protected from physical damage.
Where passing through an outside wall, the piping shall also be protected against
corrosion by coating or wrapping with an inert material. Where piping is encased in a
protective pipe sleeve, the annular space between the piping and the sleeve shall be
sealed.”
(17) Section 404.12 Minimum burial depth is hereby amended to read as follows:
“404.12 Minimum burial depth. Underground piping systems shall be installed a
minimum depth of 12 inches (305 mm) 18 inches (457 mm) below grade, except as
provided for in Section 404.10.1.”
(18) Section 404.12.1 Individual outside appliances, is hereby amended to read as follows:
“404.12.1 Individual outside appliances. Individual lines to outside lights, grills or
other appliances shall be installed a minimum of 8 inches (203 mm) 18 inches (457 mm)
below finished grade.
Exception:
Approved materials installed a minimum of 6 inches (152 mm) below finished grade
when covered with a concrete slab 3 ½ inches (88.9 mm) in minimum thickness.”
(19) Section 404.15 Outlet closure is hereby amended to read as follows:
“404.15 Outlet closures. Gas outlets and fittings which allow for future gas line
expansion that do not connect to appliances shall be provided with an approved gas
shutoff valve with the end capped gas-tight.
Exception:
1. Listed and labeled flush-mounted-type quick disconnect devices and listed and labeled
gas convenience outlets shall be installed in accordance with the manufacturer’s
installation instructions.
2. Drip/dirt legs installed at the floor level at appliances.”
(20) Section 405.1 General is hereby amended to read as follows:
- 8 -
“405.1 General. Changes in direction of rigid metallic pipe specified in Section 403.4
shall be permitted to be made only by the use of fittings and factory bends or field
bends.”
(21) Section 405.2 Metallic pipe is hereby deleted in its entirety:
405.2 Metallic pipe. Metallic pipe bends shall comply with the following:
1. Bends shall be made only with bending tools and procedures intended for that purpose.
2. All bends shall be smooth and free from buckling, cracks or other evidence of
mechanical damage.
3. The longitudinal weld of the pipe shall be near the neutral axis of the bend.
4. Pipe shall not be bent through an arc of more than 90 degrees (1.6 rad).
5. The inside radius of a bend shall be not less than six times the outside diameter of the
pipe.
(22) Section 406.4.1 Test pressure is hereby amended to read as follows:
“406.4.1 Test pressure. The test pressure to be used shall be not less than one and one-
half times the proposed maximum working pressure, but not less than 3 psig (20 kPa
gauge), 10 psig (67 kPa gauge) irrespective of design pressure. Where the test pressure
exceeds 125 psig (862 kPa gauge), the test pressure shall not exceed a value that produces
a hoop stress in the piping greater than 50 percent of the specified minimum yield
strength of the pipe.”
(23) Section 409.5.2 Vented decorative appliances and room heaters is hereby amended to read
as follows:
“409.5.2 Vented decorative appliances and room heaters. Shutoff valves for vented
decorative appliances, room heaters and decorative appliances for installation in vented
fireplaces shall be permitted to be installed in an area remote from the appliances where
such valves are provided with ready access. Such valves shall be permanently identified
and shall serve no other appliance. Remote valves shall be operable on the same floor as
the appliance served and within 12 feet (3.66 m) of the appliance as measured along the
floor line. The piping from the shutoff valve to within 6 feet (1829 mm) of the appliance
shall be designed, sized and installed in accordance with Sections 401 through 408.”
(24) Section 410.3 Venting of regulators is hereby amended to read as follows:
“410.3 Venting of regulators. Pressure regulators that require a vent shall be vented
directly to the outdoors. The vent shall be designed to prevent the entry of insects, water
and foreign objects. Vents shall not terminate within 3 feet (0.916 m) of openings into the
building.”
(25) Section 501.8 Appliances not required to be vented is hereby amended by deleting items #8
and #10:
- 9 -
8. Room heaters listed for unvented use.
10. Other appliances listed for unvented use and not provided with flue collars.
(26) Section 503.2.2 Well-ventilated spaces, is hereby deleted.
503.2.2 Well-ventilated spaces. Where located in a large and well-ventilated space,
industrial appliances shall be permitted to be operated by discharging the flue gases
directly into the space.
(27) Section 503.5.6.1 Chimney lining is hereby amended by deleting the exception:
503.5.6.1 Chimney lining. Chimneys shall be lined in accordance with NFPA 211.
Exception: Where an existing chimney complies with Sections 503.5.6 through 503.5.6.3
and its sizing is in accordance with Section 503.5.5, its continued use shall be allowed
where the appliance vented by such chimney is replaced by an appliance of similar type,
input rating and efficiency.
(28) Section 503.6.5 Minimum height is hereby amended by the addition of the last sentence to
read as follows:
“503.6.5 Minimum height. A Type B or L gas vent shall terminate at least 5 feet (1524
mm) in vertical height above the highest connected appliance draft hood or flue collar. A
Type B-W gas vent shall terminate at least 12 feet (3658 mm) in vertical height above the
bottom of the wall furnace. All gas vents shall terminate a minimum of 22 inches (559
mm) above the surface or grade directly below.”
(29) Section 614.4 Exhaust installation is hereby amended to read as follows:
“614.4 Exhaust installation. Exhaust ducts for clothes dryers shall terminate on the
outside of the building and shall be equipped with a backdraft damper. Dryer exhaust
duct terminations shall not be located within 36 inches (914 mm) of exterior openings
into conditioned spaces, crawl spaces and attics. Screens shall not be installed at the duct
termination. Ducts shall not be connected or installed with sheet metal screws or other
fasteners that will obstruct the flow. Clothes dryer exhaust ducts shall not be connected to
a vent connector, vent or chimney. Clothes dryer exhaust ducts shall not extend into or
through ducts or plenums.”
(30) Section 614.6.5.2 Manufacturer’s instructions is hereby deleted in its entirety:
Section 614.6.5.2 Manufacturer’s instructions The maximum length of the exhaust
duct shall be determined by the dryer manufacturer’s installation instructions. The code
official shall be provided with a copy of the installation instructions for the make and
model of the dryer. Where the exhaust duct is to be concealed, the installation
instructions shall be provided to the code official prior to the concealment inspection. In
- 10 -
the absence of fitting equivalent length calculations from the clothes dryer manufacturer,
Table 614.6.5.1 shall be utilized.
(31) Section 621 Unvented room heaters, is hereby deleted in its entirety:
SECTION 621 (IFGC)
UNVENTED ROOM HEATERS
621.1 General. Unvented room heaters shall be tested in accordance with ANSI Z21.11.2
and shall be installed in accordance with the conditions of the listing and the
manufacturer’s installation instructions. Unvented room heaters utilizing fuels other than
fuel gas shall be regulated by the International Mechanical Code.
621.2 Prohibited use. One or more unvented room heaters shall not be used as the sole
source of comfort heating in a dwelling unit.
621.3 Input rating. Unvented room heaters shall not have an input rating in excess of
40,000 Btu/h (11.7 kW).
621.4 Prohibited locations. Unvented room heaters shall not be installed within
occupancies in Groups A, E and I. The location of unvented room heaters shall also
comply with Section 303.3.
621.5 Room or space volume. The aggregate input rating of all unvented appliances
installed in a room or space shall not exceed 20 Btu/h per cubic foot (207 W/m3) of
volume of such room or space. Where the room or space in which the appliances are
installed is directly connected to another room or space by a doorway, archway or other
opening of comparable size that cannot be closed, the volume of such adjacent room or
space shall be permitted to be included in the calculations.
621.6 Oxygen-depletion safety system. Unvented room heaters shall be equipped with
an oxygen-depletion-sensitive safety shutoff system. The system shall shut off the gas
supply to the main and pilot burners when the oxygen in the surrounding atmosphere is
depleted to the percent concentration specified by the manufacturer, but not lower than 18
percent. The system shall not incorporate field adjustment means capable of changing the
set point at which the system acts to shut off the gas supply to the room heater.
621.7 Unvented decorative room heaters. An unvented decorative room heater shall not
be installed in a factory-built fireplace unless the fireplace system has been specifically
tested, listed and labeled for such use in accordance with UL 127.
621.7.1 Ventless firebox enclosures. Ventless firebox enclosures used with unvented
decorative room heaters shall be listed as complying with ANSI Z21.91.
(32) Section 623.3.1 Kitchens with gas cooking is hereby added to read as follows:
- 11 -
“623.3.1 Kitchens with gas cooking. Gas cooking appliances in residential kitchens shall
be supplied with an exhaust system vented to the outside. Ducts serving kitchen exhaust
systems shall not terminate in an attic or crawl space or areas inside the building and
shall not induce or create a negative pressure in excess of negative 3 Pa or adversely
affect gravity-vented appliances.”
(33) Section 630.3 Combustion and ventilation air is hereby amended to read as follows:
“630.3 (IFGS) Combustion and ventilation air. Where unvented infrared heaters are
installed, natural or mechanical means shall provide outdoor ventilation air at a rate of
not less than 4 cfm per 1,000 Btu/h (0.38 m3/min/kW) of the aggregate input rating of all
such heaters installed in the space. Exhaust openings for removing flue products shall be
above the level of the heaters.”
(34) Section 636 Outdoor decorative appliances is hereby amended to read as follows:
“636.1 General. Permanently fixed-in-place outdoor decorative appliances shall be tested
in accordance with ANSI Z21.97 and shall be provided with a flame safeguard device
and be installed in accordance with the manufacturer’s instructions. Appliances shall not
be located beneath or within 10 feet (3048 mm) of combustible construction.”
(35) Chapter 8 REFERENCED STANDARDS is hereby amended by adding the following
additional referenced standard in alphabetical sequence:
BPI - Building Performance Institute
107 Hermes Road, Suite 110
Malta, NY 12020
BPI 104 Envelope Professional Standard and BPI Technical Standards for the Heating
Professional
Referenced in Amended 12 IFGC Section 303.5.1 Natural Draft Appliances Locations
and Section 305.1 General
Introduced, considered favorably on first reading, and ordered published this 21st day of
January, A.D. 2014, and to be presented for final passage on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
12
Passed and adopted on final reading on the 4th day of February, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
second paragraph to read as follows:
“N1102.2 (R402.2.13) Specific insulation requirements (prescriptive) (Mandatory) In
addition to the requirements of Section N1102.1, insulation shall meet the specific
requirements of Sections N1102.2.1 through N1102.2.12. All insulation shall be installed
to meet Residential Energy Services Network (RESNET) Grade I standard with six-sided
encapsulation.
Exceptions: RESNET Grade II is acceptable for:
1. cavity insulation in exterior walls that include continuous rigid insulating
sheathing and/or insulated siding with a minimum R-5 value; and
2. rim joist.”
(74) Section N1102.2.1 Ceilings with attic spaces is hereby amended to read as follows:
“N1102.2.1 (R402.2.1) Ceilings with attic spaces
e
BASEMENTc
WALL
R-VALUE
SLABd
R-
VALUE
&
DEPTH
CRAWLc
SPACE
WALL
R-
VALUE
Non-Electric
heat
0.32 0.55 NR 49 20 or
13 + 5
13/17 30 10/13h
15/19i
10,2
ft
15/19
Electric heat
0.30 0.55 NR 49 20+5 15/19 30 15/19 10,4
ft
15/19
For SI: 1 foot = 304.8mm
MINIMUM FIRE
SEPARATION
DISTANCE
WALLS FIRE-RESISTANCE RATED
1 HOUR-TESTED IN ACCORDANCE
WITH ASTM E 119 OR UL 263
WITH EXPOSURE FROM BOTH
SIDES
0 feet
TEMP.
f
FLOODd
HAZARDS
Weathering
a
Roof Ice
Damming
Frost line
depth
Termite
Decay
c
30psf
(1436.4pa)
100mph
(161 kph)
B
Severe
No
30 inches
(762mm)
Slight to
Moderate
None to
Slight
+6o F
(-14o C)
906
48.4
July 16,
1979
a. R-values are minimums. U-factors and SHGC are maximums. R-19 batts compressed into a nominal 2x6 framing
cavity such that the R-value is reduced by R-1 or more shall be marked with the compressed batt R-value in addition to
the full thickness R-value.
b. The fenestration U-factor column excludes skylights. The SHGC column applies to all glazed fenestration.
c. “15/19” means R-15 continuous insulation on the interior or exterior of the foundation wall or R-19 cavity insulation at
the interior of the foundation wall. “15/19” shall be permitted to be met with R-13 cavity insulation on the interior of
the foundation wall plus R-5 continuous insulation on the interior or exterior of the foundation wall. “10/13” means R-
10 continuous insulation on the interior or exterior of the foundation wall or R-13 cavity insulation at the interior of the
foundation wall.
d. R-5 shall be added to the required slab edge R-values for heated slabs.
e. Or Insulation sufficient to shall fill the framing cavity, R-19 minimum.
f. First value is cavity insulation, second is insulated sheathing or siding, so “20+5” means R-20 cavity insulation plus R-
5 insulated sheathing. If structural sheathing covers 25 percent or less of the exterior, insulating sheathing is not
required where structural sheathing is used. If structural sheathing covers more than 25 percent of the exterior,
structural sheathing shall be supplemented with insulated sheathing of at least R-2.
g The second R-value applies when more than half the insulation is on the interior of the mass wall.
h. All rim joists and adjoining plates shall be air-sealed and insulated using spray foam insulation to R-15 minimum.
i. All rim joists and adjoining plates shall be air-sealed”
(34) TABLE R402.1.3 Equivalent U-Factors is hereby amended to read as follows:
“TABLE R402.1.3
EQUIVALENT U-FACTORS
a
HEATING
SYSTEM
TYPE
FENESTRATION
U-FACTOR
SKYLIGHT
U-FACTOR
CEILING
R-
VALUE
FRAME
WALL
U-
FACTOR
MASS
WALL
U-
FACTORb
FLOOR
U-
FACTOR
BASEMENT
WALL
U-
FACTOR
CRAWL
SPACE
WALL
U-
FACTOR
Nonelectric
heat
0.32 0.55 0.026 0.057 0.082 0.033 0.059 0.055
Electric heat 0.30 0.55 0.026 0.048 0.060 0.033 0.050 0.055
a. Non-fenestration U-factors shall be obtained from measurement, calculation or an approved source.
b. When more than half the insulation is on the interior, the mass wall U-factor shall be the same as the frame wall U-
factor.”
a. review the both the OPR and BOD for clarity and completeness,
b. incorporate construction phase commissioning requirements into project
specifications and other construction documents developed by the design team,