HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/02/2019 - ITEMS RELATING TO THE ADOPTION AND AMENDMENT OF TH (2)Agenda Item 11
Item # 11 Page 1
AGENDA ITEM SUMMARY January 2, 2019
City Council
STAFF
Russ Hovland, Chief Building Official
Tom Leeson, Director, Comm Dev & Neighborhood Svrs
Chris Van Hall, Legal
SUBJECT
Items Relating to the Adoption and Amendment of the International Building Code, International Residential
Code and Amendment to the Colorado Plumbing Code.
EXECUTIVE SUMMARY
A. Second Reading of Ordinance No. 149, 2018, Amending Chapter 5, Article II, Division 2, of the Code of
the City of Fort Collins for the Purpose of Repealing the 2015 International Building Code and Adopting the
2018 International Building Code, with Amendments. (Impact resistance of asphalt shingles found in
amendment 64, page 29.)
B. Second Reading of Ordinance No. 151, 2018, Amending Chapter 5, Article II, Division 2, of the Code of
the City of Fort Collins for the Purpose of Repealing the 2015 International Residential Code and Adopting
the 2018 International Residential Code, with Amendments. (Impact resistance of asphalt shingles found in
amendment 54, page 34.)
C. Second Reading of Ordinance No. 174, 2018, Amending Chapter 5, Article V, Division 1 of the Code of the
City of Fort Collins for the Purpose of Amending the Colorado Plumbing Code.
Ordinance No. 149, 2018 was unanimously adopted on First Reading on December 18, 2018. Ordinance Nos.
151 and 174, 2018, were adopted on First Reading on December 18, 2018 by a vote of 5-2 (Nays: Martinez,
Summers).
The 2018 International Codes (2018 I-Codes) represent the most up-to-date body of codes regulating building
construction using prescriptive and performance-related provisions. The purpose of these codes is to establish
the minimum construction requirements to safeguard the public health, safety and general welfare by
regulating structural strength and stability, sanitation, light and ventilation, energy conservation, and property
protection from hazards attributed to the built environment within the City of Fort Collins. With factoring in local
amendment costs, it is estimated the overall cost increase to build under the 2018 codes is less than 1%.
Note to Council: Please note that unlike ordinances normally adopted on Second Reading, the attached
Ordinances still contain strikeouts and new language to clearly reflect the modifications made by local
amendment to the various uniform Codes being adopted. Each Ordinance authorizes the City Attorney and
the City Clerk to modify the formatting and to make such other amendments to the Ordinances as necessary to
facilitate publication in the Fort Collins Municipal Code, so long as such modifications and amendments do not
change the substance of the Code provisions.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinances on Second Reading.
Agenda Item 11
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BACKGROUND / DISCUSSION
Discussion topic #1: Proposed Changes Related to Plumbing Fixtures
During First Reading on December 18, 2018, Council directed staff to request feedback from the other water
and sanitation districts within the City regarding the proposed changes related to plumbing fixtures.
Staff reached out to Fort Collins-Loveland Water District, South Fort Collins Sanitation District, East Larimer
County Water District, and Boxelder Sanitation District to inform them of the proposed changes. Staff received
responses and spoke with all entities, none of which have concerns.
Proposed Code change lowering the flow rate of some plumbing fixtures listed here:
• Showerheads will be lowered from 2.0 gallons per minute (gpm) to 1.8 gpm.
• Commercial lavatory faucets will be lowered from 1.5gpm to .5gpm.
• Water closet (toilet) flushing performance (MaP score) will rise from 350 to 600 MaP improving flush
performance and reducing multiple failed flushes.
Fort Collins-Loveland Water District: The District appreciates being made aware of these changes. The water
efficiency improvements do not cause concern. Fort Collins-Loveland Water district committed to supporting
the City goals wherever they can.
South Fort Collins Sanitation District: The water efficiency improvements do not cause concern. South Fort
Collins Sanitation District follows the same processes and monitoring procedures to meet state and federal
standards as Fort Collins Utilities.
East Larimer County Water District: The District appreciated being made aware of these changes and does not
have concern. They are already aware of the downward trend in water usage; however, the District does not
currently use this level of detailed information in determining the volume of water required for new
development.
Boxelder Sanitation District: The District is already aware of the trend in reduced flows and has no objection to
the additional changes. The District would appreciate the City’s help in furthering education on what is and is
not appropriate to flush.
Discussion topic #2: Proposed requirement for impact resistance of asphalt shingles
The Asphalt Roofing Manufacturers Association has concerns about the proposed local code amendment that
would require class 4 impact resistant shingles when that product is used as a roof covering.
Goal: Reduce the number of asphalt shingle reroofs and material sent to the landfill by requiring Class 4
Impact Resistant Shingles which provide greater protection against hail events.
The following changes are proposed in the:
• 2018 International Building Code (IBC), Ordinance No. 149, 2018, amendment 64, page 29.
• 2018 International Residential Code (IRC), Ordinance No. 151, 2018, amendment 54, page 34.
Code language:
• A requirement that all structures choosing to install asphalt shingles will be required to use Class 4 Impact
Resistant Shingles, tested in accordance with UL2218 and installed per manufacture’s installation
instructions.
• A requirement for reroof projects to complete a final construction waste management plan, reporting the
amount of waste and disposal facility.
Agenda Item 11
Item # 11 Page 3
Background
1. Construction and demolition material, including asphalt shingles normally accounts for 30% of the volume
received by the Larimer County Landfill. According to the Solid Waste Director for Larimer County this
number has increased to 50% due to the increase in asphalt shingle disposal from recent hail events.
2. While Asphalt shingles have the possibility to be recycled, there are no facilities in Colorado that recycle
them. Existing CDPHE and CDOT regulations limit the amount of shingle recycling that is possible. The City does
not accept asphalt shingles at the Hoffman Mill Crushing Facility due to these regulations and concerns of
asbestos containing shingles.
3. There are no roof covering materials that are truly "hail-proof'; however, there are products that are Impact
Resistant (RI) that provide protection against normal hail events. The building code does not have
requirements for impact resistance, but there is a national standard for impact resistance, UL 2218, which
has 4 different levels of impact resistance with class 4 being the best.
4. The cost increase for an average size home to install Class 4 shingles is $500 - $1000 or 5%-10%
increase over normal shingles. Most home insurance companies provide a discount on insurance rates
when Class 4 shingles are used. The typical range for this discount is 10%-30%.
5. In October and November of 2018 Building Services presented these roof shingle concerns to the Building
Code Review Committee and while the builders/developers are concerned with the additional upfront cost
of Class 4 shingles, they did agree this is a prudent choice for reducing waste and some builders are
already installing Class 4 as normal practice.
Concerns
On December 21, City staff was contacted by Mike Deese from the Asphalt Roofing Manufacturers Association
(ARMA) with the following concern:
This requirement is discriminatory in that it targets only one category of roofing material and would not apply to
metal, tile and shake roofing products. ARMA’s position is that, if there is to be an impact resistance
requirement, it should apply equally to all roofing materials.
Staff Response:
1. Residentially asphalt shingles comprise the majority of roof covering material in Fort Collins and are
creating the most concern for waste generation.
2. Metal and concrete-tile roof material can be recycled at its end of life when reroofs occur and are less of a
concern for waste generation. Additionally, staff research concluded that metal and tile roofs have longer
advertised life span than normal asphalt shingle roofs and again reducing the concern of waste generation.
ATTACHMENTS
1. First Reading Agenda Item Summary, December 18, 2018 (w/o attachments) (PDF)
2. Ordinance No. 149, 2018 (IBC) (PDF)
3. Ordinance No. 151, 2018 (IRC) (PDF)
4. Ordinance No. 174, 2018 (Colorado Plumbing Code) (PDF)
Agenda Item 22
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AGENDA ITEM SUMMARY December 18, 2018
City Council
STAFF
Russ Hovland, Chief Building Official
Tom Leeson, Director, Comm Dev & Neighborhood Svrs
Chris Van Hall, Legal
SUBJECT
Items Relating to the Adoption and Amendment of the International Codes Relating to Buildings and Building
Regulations.
EXECUTIVE SUMMARY
A. Public Hearing and First Reading of Ordinance No. 149, 2018, Amending Chapter 5, Article II, Division 2, of
the Code of the City of Fort Collins for the Purpose of Repealing the 2015 International Building Code and
Adopting the 2018 International Building Code, with Amendments.
B. Public Hearing and First Reading of Ordinance No. 150, 2018, Amending Chapter 5, Article II, Division 2, of
the Code of the City of Fort Collins for the Purpose of Repealing the 2015 Energy Conservation Code and
Adopting the 2018 International Energy Conservation Code, with Amendments.
C. Public Hearing and First Reading of Ordinance No. 151, 2018, Amending Chapter 5, Article II, Division 2, of
the Code of the City of Fort Collins for the Purpose of Repealing the 2015 International Residential Code
and Adopting the 2018 International Residential Code, with Amendments.
D. Public Hearing and First Reading of Ordinance No. 152, 2018, Amending Chapter 5, Article II, Division 2, of
the Code of the City of Fort Collins for the Purpose of Adopting the 2018 International Existing Building Code,
with Amendments.
E. Public Hearing and First Reading of Ordinance No. 153, 2018, Amending Chapter 5, Article II, Division 2, of
the Code of the City of Fort Collins for the Purpose of Adopting the 2018 International Pool and Spa Code,
with Amendments.
F. Public Hearing and First Reading of Ordinance No. 154, 2018, Amending Chapter 5, Article II, Division 3, of
the Code of the City of Fort Collins for the Purpose of Amending the 2006 International Property Maintenance
Code.
G. Public Hearing and First Reading of Ordinance No. 155, 2018, Amending Chapter 5, Article IV, of the Code
of the City of Fort Collins for the Purpose of Repealing the 2015 Mechanical Code and Adopting the 2018
International Mechanical Code, with Amendments.
H. Public Hearing and First Reading of Ordinance No. 156, 2018, Amending Chapter 5, Article IV, of the Code
of the City of Fort Collins for the Purpose of Repealing the 2015 International Fuel Gas and Adopting the
2018 International Fuel Gas Code, with Amendments.
I. Public Hearing and First Reading of Ordinance No. 174, 2018, Amending Chapter 5, Article V, Division 1
of the Code of the City of Fort Collins for the Purpose of Amending the Colorado Plumbing Code.
ATTACHMENT 1
Agenda Item 22
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The purpose of this item is to adopt the most up-to-date, comprehensive, and fully integrated body of codes, the
2018 International Codes (2018 I-Codes), regulating building construction and systems using prescriptive and
performance-related provisions. The purpose of these Codes is to establish the minimum construction
requirements to safeguard the public health, safety and general welfare by regulating structural strength and
stability, sanitation, light and ventilation, energy conservation, and property protection from hazards attributed to
the built environment within the City of Fort Collins. With factoring in local amendment costs, it is estimated the
overall cost increase to build under the 2018 codes is less than 1%.
Because this is the first time the City is adopting the International Existing Building Code (IEBC) and International
Pool and Spa Code (IPSC), as separate codes, all language being added to the City Code must be shown as
yellow. Language that is being added as local amendment is highlighted in grey so that it is easily distinguishable
from already-existing language in the IEBC and IPSC.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinances on First Reading.
BACKGROUND / DISCUSSION
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
fifteen (15) times since 1924.
The 2018 International Codes will replace the 2015 editions of the IBC, IRC, IMC, IFGC, and the IECC which
were adopted on July 17, 2017. Even though the 2015 Codes were adopted not long ago, this 2018 Code
adoption is important for the following reasons:
Maintain the highest ISO insurance rating which affects homeowner insurance rates in the community. The
best score is achieved by adopting the most recent series of Codes within 12 months of issuance.
Many other communities in the area and Larimer County will be adopting the 2018 Codes in early 2019 and
this will provide consistency and maintain regulations in the region.
The 2015 City of Fort Collins Energy Policy has committed to adopting the newest IECC Energy Code within
12 months of issuance.
Adopting each 3-year code cycle typically means Code changes are in small steps instead of large, costly
ones.
Some code provisions formally located within the above listed codes have been relocated into new separate
codes such as the IEBC and the ISPSC. These are included in this proposed adoption process; however, the
requirements in these two standards have not changed from the previous code sections located in IBC and IRC.
Building codes and standards are reviewed and voted on by code officials and construction industry
professionals from across the country and published every three years under the oversight of the International
Code Council (ICC). These core 2018 I-Codes represent the latest construction publications from ICC.
Review process
The implementation of new building standards can have a dramatic impact on the construction industry and the
economy of the community. To better understand these impacts, a Code Review Committee is convened
(Attachment 1) for the purpose of reviewing the new codes and all local amendments. The code review
committee represents a wide spectrum of volunteers from across the local construction industry, including private
developers, residential and commercial builders, architects, engineers, representatives from the energy
conservation sector and Poudre Fire Authority.
The Code Review Committee met regularly in July, August, and September 2018 to discuss new proposed
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amendments and current amendments. In September, the Code Review Committee found that the proposed
amendments are neither controversial nor overly onerous or cost prohibitive on the construction industry and
voted to support and moved for adoption of the 2018 I-Codes and amendments. While this review process
requires considerable time and resources, it produces enforceable and effective building codes and amendments
that the community and construction industry support and create together.
Changes in the new 2018 Codes
There are a few dozen changes in the 2018 Codes, but they are considered minor or only adding clarity. The
committee did identify one change worth noting:
The Energy Code window u-value will change from .32 to .30. This increase in efficiency has an approximate
cost increase of 8% for vinyl windows. This will add an upfront cost of $200-$300 to the cost of the window
package for an average size house, but could reduce ongoing energy costs over the lifetime of the home. While
the ROI is small with this step, the Energy Board agrees any increase in efficiency is the right direction.
Local Amendments Overview
Local amendments are changes to the proposed Code or new Code regulations that are added due to life/safety
concerns or from local priorities. Many of the current local amendments are now incorporated into the new 2018
Code as written (the International body of codes have caught up to many of Fort Collins local amendments). As
a result, several amendments have been removed, as they are no longer necessary. Other amendments that
did not have the intended results or were shown to be ineffective and an unnecessary cost burden to the
construction industry were modified or removed. Being mindful of the City’s Climate Action Plan, any removal of
amendments was done without forsaking gains in energy efficiency. Overall the changes from the 2015 Codes
to the 2018 Codes are few and impacts to cost of construction are minimal.
A handful of new local amendments are being proposed:
The definition of Imminent Danger has been revised to add clarity and convey the urgency involved in taking
action. The language “at any time” has been changed to “immediate”.
When a trash chute is provided in new multi-family buildings, a second chute for recycling must be provided.
This can be achieved in the same fire-rated shaft to reduce costs. Cost increase is approximately. $1500
per floor.
In new multi-family, 10% of all parking spaces must provide an empty conduit from the electrical room to the
front of the parking space for the purpose installing electric vehicle charging equipment in the future.
Approximate cost increase is $300 per parking space.
A new, no-fee emergency repair permit provision was added to allow a fast permit to be issued in a
disaster/damage situation where a building owner can temporarily repair a dwelling and obtain inspection to
allow occupancy while more permanent repairs are forthcoming. This was recommended by the Larimer
County Building Department, who scrambled to put this in place after several recent disasters.
Responding to a concern by the Chamber of Commerce, the requirement to install a fire-sprinkler system in
an in-home daycare (5 children maximum) has been removed. In-home daycares are not required to change
the building occupancy (remains single-family) and these are state regulated. Neither the City nor Poudre
Fire Authority is notified of these. If that requirement changes, requiring these owners to fire-sprinkler could
have a large negative effect on the number of these businesses approved in Fort Collins due to the high cost
of these sprinkler systems. PFA supports this change.
All structures choosing to install asphalt shingles will be required to use class 4 impact resistant shingles. A
requirement for reroof projects to report the amount of waste and final waste location will be added, as well.
The cost increase for an average size home to install Class 4 shingles is $500 - $1000, or 5%-10% increase
over normal shingles.
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To reduce water consumption, showerheads will be lowered from 2.0 gallons per minute (gpm) to 1.8 gpm
and non-residential faucets lowered to .5gpm. In addition, the flushing performance requirements of new
water closets will increase which should reduce multiple/failed flushes. Research conducted by water
conservation staff did not identify any substantial costs increases.
Responding to a concern by the Commission on Disability, the required roll-in showers provided in new multi-
family and hotels, will be larger, from 30”x60” to 36”x60”. The impact (approximately $100 per shower) is
minimal since those size shower pans are readily available and most projects only require one to four roll-in
showers depending on the number of dwelling units/sleeping units.
The cost assumptions discussed in each bullet above were calculated based on outreach to professionals in the
building industry, such as general contractors, electricians, plumbers, mechanical contractors, and fire-
suppression contractors. Construction supply houses were contacted for an estimate of off-the-shelf materials.
Factoring in local amendment costs listed above, it is estimated the overall cost increase to build under the 2018
codes is less than 1%.
Council follow-up from the Dec 4 meeting regarding plumbing fixture flow rates
The purpose of this section is to answer questions raised by City Council and the public at the December 4,
2018 meeting regarding the proposed code change in water flow rates of showerheads, faucets, and flush
performance of water closets.
Based on additional research and outreach with stakeholders, staff proposes the following three options:
1. Approve the plumbing fixture changes as originally outlined in this adoption package.
2. Remove these fixture flow rate changes and keep the current flow rates as adopted in 2012.
3. Approve the plumbing fixture changes as originally outlined in this adoption package and include certain
exemptions: (staff recommendation based on additional research and input)
Exempt I-occupancies (e.g., hospitals, assisted living facilities) and E-occupancies (e.g., K-12
schools, day care facilities) from the 1.8 gpm showerhead flow requirement, as these include more
vulnerable populations.
Exempt I-occupancies (e.g., hospitals, assisted living facilities) in addition to the already proposed
R-occupancy (residential) exemption from the commercial private lavatory 0.5 gpm requirement.
Background & History
In 2012 as part of the green code initiative, the max flow rates for plumbing fixtures was reduced from the code
maximum as shown below to reflect EPA WaterSense standards. Effective September 1, 2016, Colorado Senate
Bill 14-103 requires manufacturers to only sell WaterSense-labeled fixtures to distributors, wholesalers, retailers,
developers and homebuilders for the sale/resale or installation in the State of Colorado.
Maximum Flow Rates and Water Consumption for Plumbing Fixtures
2015 and 2018
International Plumbing
Code
Fort Collins Amendment
adopted 12/1/12 Proposed change for 2018
Lavatory faucet, private 2.2 gpm 1.5 gpm 0.5 gpm non-res, 1.5 gpm res
Lavatory, faucet public (metering) 0.25 gpm 0.25 gpm 0.25 gpm
Lavatory faucet, public (other than metering) 0.5 gpm 0.5 gpm 0.5 gpm
Shower head 2.5 gpm 2.0 gpm 1.8 gpm
Sink faucet 2.2 gpm 1.8 gpm 1.8 gpm
Urinal 1.0 gpf 0.5 gpf 0.5 gpf
Agenda Item 22
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There is a proposed change in the local amendments to the International Plumbing Code (IPC) and 2018
International Residential Code (IRC) to lower the allowed gallons per minute (water flow rate) of commercial
faucets and all showerheads and making a change to the toilet flush performance requirements. The intent is
reduction in water consumption and improved fixture performance.
Showerheads would be lowered from 2.0 gallons per minute (gpm) to 1.8 gpm.
Commercial lavatory faucets would be lowered from 1.5gpm to .5gpm, but only for non-residential
occupancies.
Water closet (toilet) flushing performance (MaP score) will rise from 350 to 600 MaP improving flush
performance and reducing multiple, failed flushes.
Code Review and Adoption Process
1. September 2018 City water conservation staff requested that Building Services and the Water Board support
a code change to improve toilet efficiency and performance by decreasing the gallons per flush (gpf) from
1.28 to 1.1 and increasing the Maximum Performance (MaP) score from 350 to 600 grams and consider
increasing the efficiency of other fixtures as well. Water board recommended increasing the efficiency of all
8 fixture types shown in the plumbing sections of the code.
a. The Chief Building Official presented this proposal to the Building Code Review Committee and
discussion concluded more information was needed for decision. All decisions listed below were
made by the committee with input from city staff and stakeholders.
b. Additional research was conducted on flow rates of other fixtures such as lowering toilet flow from
1.28 to 1.1 gpf. The committee found that these toilets are readily available, and the additional cost
would be $30 for 1.1gpf for a low-end toilet. After discussions with Wastewater Utility staff there is
an interest in further understanding what the impacts of retrofitting to high-efficiency toilets in existing
commercial buildings or locations with older waste piping material. As verified by recent research,
there is little to no need for concern in residential settings. More information on this item is provided
later in this memo. The Building Code Review Committee conducted independent research on the
cost and availability of toilets meeting the 600 MaP score and had no concerns.
i. The decision was made to not lower the flow rate of all 8 fixtures, at this time, and first focus
on just the flow rate of showerheads, faucets, as well as improving the toilet flush
performance requirement, but not the flow rate of the toilet.
c. In early October, City staff was contacted by two plumbing industry groups Craig Rogers from the
manufacturer Waterpik and Matt Sigler from Plumbing Manufacturers International (PMI), a trade
organization that represents the plumbing manufacturing industry. We corresponded many times to
address their concerns as listed below:
i. They urged this process to not lower the showerhead flow rate from 2.0gpm to 1.75 gpm
and listed reasons including facts such as some certifying agencies only test to one-digit
flow level therefore if we change it should be 1.8gpm or 1.7gpm. Staff verified that the
one-digit flow level claim was not accurate but made the change anyhow to reflect
California’s recent decision to require 1.8 gpm showerheads. As a result, there are more
products available that meet 1.8 vs. 1.75. This change is also consistent with California’s
recent change. The showerhead flow rate recommendation was changed to 1.8gpm.
ii. They were concerned about the measurement of GPF for dual flush toilets. Staff changed
the calculation to reflect WaterSense methodology for determining GPF (average of 2
low and 1 high flush). This change is more lenient and allows more dual flush toilets to
meet the GPF requirement.
iii. They expressed concerns regarding a MaP score of 600. Staff and Committee
considered but elected not to make any changes to the proposal on the grounds that
Water closet 1.6 gpf 1.28 gpf & min 350 MaP 1.28 gpf & min 600 MaP
Bar sinks (food service) NA 2.2 gpm 2.2 gpm
Agenda Item 22
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toilet performance is not consistent and home and building owners would benefit from
this change as well as builders who would receive complaints less frequently. Water
Conservation staff believes an increase in performance will reduce the misconception
that WaterSense toilets (even at the minimum 1.28 gpf) are poor performing.
iv. They also pointed out an error in the current plumbing code amendment which required
all fixtures to be WaterSense labeled however not all fixtures are tested by WaterSense.
Details were added in this code section to only require fixtures that are tested by
WaterSense to be WaterSense labeled.
v. They expressed concern about lowering the lavatory faucet flow rate from 1.5gpm to
0.5gpm for residential occupancies. After discussion with the Committee and staff, this
was changed to continue to allow 1.5gpm for all residential type uses (hotels, dorms,
apartments, condos, etc.) where faucets are used for more than hand-washing.
d. Following the December 4, 2018 City Council meeting, staff reached out to the individuals who
had provided public comment. As of the date of this memo, staff received a response from 3 of
the 4 that provided public comment.
i. On Monday, December 10, staff met with three representatives from Waterpik at their
facility. Waterpik expressed three primary concerns and staff responded as follows:
1. Poor customer experience and resulting complaints due to lower flow rates (gpm
less than 2.0). Waterpik reported 44 complaints from customers in 2015 and 89
in 2018, with only a slight increase in overall sales during this time period.
Waterpik stated that most of the complaints were from customers who purchased
1.8 or 2.0gpm models. These complaints were collected from customer
comments left on Home Depot, Waterpik and Amazon websites reflect
comments collected nationwide. In response, staff shared our positive
experience and customer feedback received from either Utilities’ or our partner
organizations’ installation of 1.5gpm showerheads. Waterpik believes using
feedback from the conservation program is misleading, because these are
voluntary programs.
2. Dissatisfaction with 1.8gpm will lead to individuals removing the regulator and
increasing flows beyond the fixtures’ rated amount. Waterpik stated that they
don’t have numbers on the frequency of this occurrence, but some of the
comments left on their websites and vendor websites indicate customers are
doing this to improve their experience. There are lots of YouTube videos that
show individuals how to do this.
3. Potential health issues resulting from high efficiency fixtures due to lowered
chlorine residuals. In response, staff explained the intent to follow up with internal
staff from Water Quality and our prior discussions with Drexel University,
regarding the health risks associated with a showerhead lower than 2.0gpm.
(More on Drexel University’s analysis is provided under Showerheads (section
b.vii.3) below.
ii. On Monday, December 10, staff spoke with Cambria McCleod from Kohler regarding
Kohler’s concerns with a 600 MaP score. Kohler referenced the original study done to
quantify the 250 grams as the 95th percentile and believes 350 grams is enough (this study
is discussed further in this memo). Kohler believes 600 grams is “extreme” and unnecessary
and will result in a focus on designing to remove bulk waste at the sacrifice of light waste
removal performance. As a result, Kohler believes customers will be misled by a higher MaP
score and dissatisfied with those toilets. Staff responded questioning the sample size,
region and age of this study to accurately determine the amount of modern-day waste in the
US. (Ms. McLeod offered to have PMI provide other studies that have also been done that
support this). Staff asked about the ASME requirements that all toilets sold in the US must
adhere to and includes a pass/fail test for light and bulk waste removal performance. Staff’s
assumption was that if ASME is testing for these things, light waste will be addressed,
regardless of the MaP score (more on ASME is provided, later in the memo). Ms. McLeod
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explained that it is true to a certain extent, but the manufacturer may focus on bulk weight
performance and could only meet the minimum performance threshold to pass ASME’s light
waste removal test. Ms. McLeod and Staff discussed Kohler’s products and their toilets’
MaP scores. Kohler has 89 toilets that are MaP tested at or above 600 MaP and only two
toilets that are at 350 MaP. Ms. McLeod’s response was Kohler can provide a balance
between light and bulk waste removal, without compromising performance of one to focus
on the other – other toilets might not be able to do this as well.
iii. All groups – Waterpik, Kohler and PMI who had either commented before or during the
December 4 Council meeting – will be provided a copy of this information in advance of the
December 18 Council meeting.
Intent of recommending local amendments to plumbing fixtures and fittings
2. There are several reasons for exploring local amendments to the plumbing fixtures and fittings in the
building code, including:
achieving cost-effective water savings and
helping ensure high performance of high-efficiency fixtures.
City Council approved and adopted the City of Fort Collins Water Efficiency Plan in early 2016, which includes
a goal of reducing use to 130 gallons per capita per day by 2030. The Plan includes five Areas of Opportunity
that have been our strategic focus areas. “Encourage greater integration of water efficiency into land use
planning and building codes” is one of these focus areas. Our Plan reflects the Colorado Water Plan which has
identified a tactic to “explore legislative options and support for indoor plumbing-code standards”. Building code
changes can be one of the most cost-effective ways to achieve guaranteed water savings over time. It also helps
ensure new development is both water-efficiency and meets high performance standards to stand the test of
time. This approach is in line with other local sustainability efforts that demonstrate the role of local action to
affect local outcomes (e.g. Climate Action Plan).
As noted, staff initially proposed several changes to the eight different fixtures and fittings (Attachment 2). Water
Board was supportive of all recommendations. After conservations with Building Code Review Committee and
plumbing manufacturers, we ultimately settled on these changes to start. Staff has a plan in place to continue
research and outreach between now and the next Building Code Update in 2022.
Follow-up from Public Comment Received at December 4 City Council Meeting
3. Public comment presented at the December 4, 2018 City Council meeting are addressed below. In
general, Staff finds these changes to be a compromise reflecting a wide-variety of stakeholder interests,
including input from plumbing manufacturers and local builders and developers. Staff has not found
credible evidence of customer complaints. Staff has determined that the recommended changes will have
no cost impact, will improve performance, and will achieve water savings in new development. Responses
to public comment are generally grouped into two sections: Toilets, Showerheads, and Other.
a. Toilets:
i. The baseline Environmental Protection Agency (EPA) WaterSense program standard has
two main goals: (1) water efficiency, and (2) flush performance. Staff is not recommending
a change to the water closet (toilet) water efficiency requirement of 1.28 gallons per flush
(gpf) at this time. Despite significant potential for water savings and support from the Water
Board, it was clear that the local builder and developer community was uncomfortable with
the potential impacts to sewer drain line design and carry. A series of studies on the drainline
transport of solid waste from the Plumbing Efficiency Research Coalition (PERC)
determined that there is no concern for sewer drain line carry for 1.28gpf toilets in either
commercial or residential settings (2). In fact, studies show that any toilet above 1.0 poses
no risk in a commercial setting and 0.8 gpf toilets are satisfactory in residential settings.
Staff will continue to research this topic and will work with both internal staff (like the
Wastewater Utility) and the builder and developer community to determine the best
recommendation for the next cycle of Building Code Updates.
Agenda Item 22
Item # 22 Page 8
ii. Staff and the Building Code Review Committee agreed that a performance requirement
would be appropriate and welcome at this time. The minimum EPA WaterSense
performance criteria is a pass/fail test of whether the toilet can clear 350 grams of test media
among the other comprehensive plumbing fixture requirements of the national standard from
the American Society of Mechanical Engineers (ASME) (3). Staff recommends increasing
the performance score from 350 grams to 600 grams. Public comment indicated concern
that increasing this “bulk score” would negatively impact the performance of light weight
media removal. This is not a concern as all toilets will still need to be the base requirements
of ASME, which include a light weight media removal test, in addition to demonstrating the
recommended improved performance for bulk flushing.
iii. The current code already requires a 350 gram “MaP” score (4). Maximum Performance
testing (MaP) identifies how well toilets remove bulk waste using realistic test media. MaP
also grades each toilet on performance (i.e. “test to failure” approach as opposed to the
ASME pass/fail approach for all tests). To provide some background on the need for a “test
to failure” approach: The Energy Policy Act of 1992 required that by 1994 the efficiency
requirement of all toilets sold would be no more than 1.6 gallons per flush. Unfortunately,
many manufacturers complied by making simple adaptions to their existing 3.5 gpf toilets,
which were then rendered ineffective at eliminating waste material. Customers complained.
The ASME standards evolved over the years to require better performance that would not
put customer satisfaction and water efficiency at odds, however, many still remember these
poor performers of the 1990’s and distrust water efficient toilets. In 2002, a group of cities
and water utilities across Canada and the U.S. worked to create standards that, among
other things, established a minimum acceptable flush performance threshold and enable
consumers to compare toilets based on flush performance. The result was the MaP testing
protocol, first released in 2003. The EPA WaterSense program launched in 2006. EPA
WaterSense criteria requires 350 grams of MaP media as the minimum performance
threshold. The average MaP score of toilets in 2003 was 336 grams, and in 2017 it was 882
grams, demonstrating that manufacturers have improved design and performance
significantly since the first introduction of “low flow” toilets in the 1990s.
iv. Public comment stated that “250 is the 95th percentile and 350 is the 99th percentile” and
therefore should be good enough for customer satisfaction and performance. The minimum
“acceptable” range of 250-350 grams was based on studies in the 1970s by a group of
British researchers. The main study in 1978 on variability in colonic function followed only
twenty subjects over 4-6 weeks (5). Staff believes these studies are out of date, represent
a small sample size, and do not likely reflect the colonic function of average Americans and
current diets. If a score of 350 grams was adequate, staff would assume we wouldn’t have
the rate of failure, shared with staff by the Building Code Review Committee, that the
Committee members have experienced in their new construction projects. The Committee
reported receiving frequent call backs during the warranty period of a building or home, and
customer requests to replace the toilet. This group performed independent research and
determined that this wouldn’t impact cost or availability.
v. A score of 600 grams is the threshold between the “Recommended” and “Highly
Recommended” ranges. This level improves performance without impacting availability and
customer choice. Improving performance will reduce the need for repairs and “double-
flushing”.
1. While a 600 gram MaP score this is a unique requirement for building codes, the
City has required a MaP score since 2012, and this change would only be an
increase to the existing MaP requirement. Staff recommends this change to improve
performance, quality, and to provide transparency to consumers. Based on
Agenda Item 22
Item # 22 Page 9
research and feedback from the Building Code Review Committee, these toilets are
cost-effective, readily available, and often the toilets already installed.
vi. Public comment included concern for availability of these products. Of the over 1,600 toilets
that are MaP tested and WaterSense certified, about 97 percent meet the 600 gram MaP
score requirement. 91 brands produce toilets that meet the requirement. On average, 62
percent of a brand’s toilets meet the requirement. When visiting Home Depot online on
December 7, 2018, all twenty of the toilets available in-store at both Fort Collins stores meet
the 600 grams or higher requirement. In fact, 18 of them have a MaP score of 1,000 grams
and the MaP score is listed on the Home Depot website; this demonstrates that the
information is available to the public. Doing a similar review of Lowe’s availability, 18 of the
27 toilets available for in-store pick up had a MaP score of 1,000 grams. The remaining nine
have not been MaP tested and six of those are the Lowe’s store brand Aquasource.
vii. Virtually all commercial high-use toilets (flushometer styles) that are WaterSense and MaP
tested have a score of either 800 or 1,000 grams. As staff already does for Utilities rebate
programs, staff can post a regularly up-to-date list of qualifying toilet models to help with the
transition.
viii. Public comment included concern around the dual flush language. This was discussed and
resolved with plumbing manufacturers prior to the City Council meeting. Previously dual
flush criteria were not specifically included in the code, meaning the single efficiency criteria
of no more than 1.28 gallons per flush could have been interpreted in several ways. Public
comment included a concern that the dual flush criteria could somehow make the toilet
requirement ineffective. The language added by staff is the same language used by the
EPA WaterSense program: “…the effective flush volume is the average flush volume of two
reduced flushes and one full flush” (6). There is no reason that this will render the code or
toilets ineffective.
ix. Fort Collins Utilities and our partnering organizations have extensive experience and
customer feedback from water conservation programs that install toilets with 800 MaP
scores. The Larimer County Conservation Corps (LCCC) Water and Energy Program
installed 110 Niagara Stealth (0.8 gpf and 800gram MaP score) last year. There were only
two complaints of toilet backups, and both times the line was scoped, and it was concluded
that the issue was a result of the service line being impacted by tree roots. Tony Pastrana
works for Neighbor to Neighbor, a property management organization that manages and
does maintenance for some of the properties where LCCC has install toilets. Tony stated
that he has not received any complaints from tenants and has never had any back-up issues
with the 800gram MaP toilets that LCCC installed. Through our 2018 commercial rebate
program, there have been over 1,000 0.8 gpf toilets, with MaP scores of 800 or more,
installed in multi-family units and we have not received a single complaint. Customer
satisfaction could be due, in large part, to the program only installing higher MaP score
toilets.
x. As we transition to information about showerheads, we first address the public comment
concern that the recommended changes will results in twice as many flushes or twice as
long showers. There is no evidence of either. Two large, comprehensive studies on water
usage from 1999 and 2016 gathered extremely granular data on all end uses of water across
hundreds of homes in various U.S cities, including Fort Collins (7). These studies found that
the average number of flushes per person was 5.05 in 1999 and was 5.00 in 2016. This
indicates that flushing behavior has not increased despite increasing installations of high-
efficiency toilets. 2016. This indicates that flushing behavior has not increased despite
increasing installations of high-efficiency toilets.
xi. This study also found that average shower duration (7.8 minutes) and number of showers
per household per day (1.8) has not changed since 1999 either. A further analysis in 2017
comparing the 1999 to 2016 datasets found that people do not compensate for lower flow
rates with higher shower times and that lower flow rates do result in water savings (8). An
Agenda Item 22
Item # 22 Page 10
earlier 2005 EPA retrofit study of three cities found a 28 percent reduction in water savings
from installing 1.75 gpm showerheads (9). This effort included a customer survey that
showed the average rating was 4.51 out of 5 for the showerheads. Shower duration in all
three cities decreased post-retrofit.
b. Showerheads:
i. Public comment included concern for the availability of 1.8gpm showerheads. There are
many options and styles offered for 1.8 GPM showerheads, and in a wide range of price
points. There are over 4900 different showerheads available, from over 90
brands/manufactures, that would meet the proposed code change to 1.8gpm. Ferguson
Plumbing offers 139 products, from over 10 brands that would meet the change to 1.8gpm.
Lowes has 183 showerheads that would meet the change to 1.8gpm. Home Depot carries
a large selection of both 1.8 and 2.0gpm. There are very little cost differences between 2.0
and 1.8 GPM. At Home Depot the price range for 1.8gpm showerheads is $2.27 - $526.16.
For 2.0 the range is $7.47-$429.00. At Lowes and Ferguson Plumbing, the price ranges for
1.8 and 2.0gpm is comparable to Home Depot, with many inexpensive products available
in the $5-15 range for both flow rates.
ii. Public comment included concern that “2.0 is already tested for flow force and coverage, no
additional standards for 1.8”. A 1.8gpm showerhead must meet the exact same ASME
performance standards as a 2.0gpm showerhead so there will be no sacrifice in
performance, but a benefit of water savings (10).
iii. The California statewide requirement for showerheads decreased to 1.8gpm on July 1,
2018. Public comment included concern that this mandate hasn’t been “proven over time”.
Prior to recommending and implementing the statewide change back in 2016, the California
Energy Commission conducted a comprehensive analysis the cost-effectiveness and
technical feasibility of the new standard. They concluded that this change helps California
“Planning for future drought and climate change, while also ensuring it makes sense for
consumers and the marketplace” and furthermore, based on studies of drain line carry
concluded that the showerhead standard will not impact sewer performance. Along with
support from the Building Code Review Committee, staff deemed this extensive level of
analysis and research more than enough to recommend the change.
iv. Public comment included concern that a change in showerhead flow rate requirements
might lead potential residents to locate elsewhere. There is no evidence to suggest that a
difference of 0.2gpm in a showerhead flow rate will result in someone choosing to locate
elsewhere. This concern was not shared by the Building Code Review Committee, who is
composed of commercial and residential builders that are closely connected to their clients.
The Committee likely understands their customer’s tolerance for certain changes and
reviewed and approved this change.
v. Fort Collins Utilities and our partnering organizations have extensive experience and
customer feedback from water conservation programs that install 1.5 gpm showerheads
and other high efficiency fixtures. Since 2015 Larimer County Conservation Corp has
installed over 1,000, 1.5gpm showerheads with very little complaints. Utilities residential
rebate program provides a rebate on 1.5gpm showerheads. The Xcel Multi-Family program
installs 1.5gpm showerheads, with over 300 installations in 2018. The Utilities’ Peak
Partners electricity demand response program has installed 1230, 1.5gpm showerheads to
offset potential changes to water heating schedules, with very few complaints. In 2018,
Efficiency Works commercial site assessments installed 27, 1.5gpm showerheads.
vi. By increasing water efficiency, we are decreasing the amount of energy used to heat water.
Natural gas comprises about 9% of the community’s carbon emissions or about 180,000
MTC02E. Most residential hot water heaters in Fort Collins are natural gas (about 90%) and
most water use for showering is heated. A reduction in the showerhead flow rate, in addition
to reduced use of water from certain private commercial lavatory faucets (also water that is
frequently heated), help the City make progress towards its Climate Action Plan goals and
reaching carbon neutral by 2050. This is especially true since natural gas use is more
Agenda Item 22
Item # 22 Page 11
challenging to manage in a carbon neutral environment vs. electricity which can be provided
by solar and wind.
vii. Public comment included concern for changing flow rates and impacts to public health.
While no water distribution system in the world is sterile, Fort Collins Utilities takes important
steps in the water treatment process and in the distribution of drinking water to customers
to ensure its quality and safety. A key objective of the drinking water treatment process is
to remove turbidity, viruses and bacteria from the water supply to meet Federal and State
mandated water quality standards. Nitrate and Nitrite, which are a potential food source for
biofilms are also removed in the water treatment process. On average nitrate concentrations
leaving the water treatment facility are 0.04 mg/L and nitrite concentrations are less than
0.04 mg/L, which are far below the EPA’s maximum contaminant levels for safe drinking
water of 10 mg/L and 1 mg/L, respectively.
1. In addition, Utilities track indicators of bacteria growth or contamination (e.g.,
heterotrophic plate count, E.coli, total coliforms) and free available chlorine (FAC)
concentrations on a weekly basis at 26 locations throughout the distribution system
to ensure that adequate disinfection is maintained as the water travels from the
treatment plant to the customer. This information is reported monthly to the State of
Colorado Department of Public Health and Environment to ensure strict compliance.
In 2017, the drinking water system was upgraded with a new chlorine contact basin
which provides more consistent levels of FAC throughout the system. As a
maintenance best practice, Utilities also flushes the entire distribution system every
two years.
2. Biofilms also occur within the premise plumbing systems of homes and buildings. A
chlorine residual above 0.2mg/L present at the point of use (e.g. faucet or
showerhead) is an indicator that bacteria originating from the premise plumbing
system are not likely a threat to the end user. Additional factors that influence
whether the residual exists at point of use, include frequency of use, water age
(increase in stagnation and increased risk for bacteria growth), temperature and
insulation of hot water line, and cleanliness of the fixture.
3. Researchers from Drexel, Penn State, and UC Boulder are examining risk factors
associated with reduced water use in building plumbing that could lead to bacterial
and chemical contamination. Staff spoke with lead researcher and professor,
Patrick Gurian, PhD, at Drexel University in October to discuss higher efficiency
fixtures and the potential for impacts. At the request of Staff, Dr. Gurian recently
updated the data to reflect a showerhead flow rate change from 2.0 to 1.8gpm. A
summary of the results is provided in a response from Dr. Gurian below:“A major
issue in maintaining water quality in building is the “water age”, that is how long the
water sits in the building pipes. We generally become concerned when the water
spends a long time in the pipes. Over a day or more the residual disinfectant will
decay, and microorganisms can grow, including some that are opportunistic
pathogens, such as Legionella. The lower flow showerhead would not cause this
situation. We calculate that even with the lower flow showerhead, each shower
would use on average 7-8 times the volume of a half-inch pipe. This means that
every time the shower is used freshwater is brought into the entire length of the
pipe. A single use of the shower “resets” the water age. Of course, it’s really hard
to say scientifically that the impacts are zero. There’s a lot we don’t know about
opportunistic pathogen growth and perhaps the small difference in the flow rate of
the water could conceivably have some impact, either positive or negative, on
microorganism growth. I think it’s appropriate to emphasize that there’s no evidence
for concern based on our knowledge. We found a case study in EPA’s WaterSense
in which a 1.75 gpm showerhead was adopted at the Holiday Inn at the San Antonio
Airport, indicating that this water conservation measure can be implemented without
evident adverse consequences.”
viii. Public comment referenced EPA approved studies on potential impacts of high-efficiency
fixtures on the presence and impact of biofilm. The early results referenced include
information gathered on only three unique “green” buildings and one “conventional”
Agenda Item 22
Item # 22 Page 12
residential home. This first glance focused on the increase in water age that is correlated
with increase in potential for bacteria growth. However, the concern is demonstrated through
a “net-zero” water building that stored and utilized large amounts of rainwater from a 3,000-
gallon cistern and groundwater to offset their low water demands. These conditions do not
exist in Fort Collins. Only residential homes can capture and store up to 110 gallons in rain
barrels and must use the water only for landscape irrigation needs. There is an emerging
area of research, and Staff will continue to monitor prior to any recommendations during the
next Building Code Update cycle (expected in 2021).
ix. One option would be to amend the initial recommendations to exclude the showerhead flow
rate requirement from facilities that may have high risk or vulnerable populations, like
hospitals, care facilities, and educational facilities.
Options for City Council consideration
Based on additional research and outreach with stakeholders, staff proposes the following three options:
1. Approve the plumbing fixture changes as originally outlined in this adoption package.
2. Remove these fixture flow rate changes and keep the current flow rates as adopted in 2012.
3. Provide certain exemptions: (staff recommendation based additional research and input)
Exempt I-occupancies (e.g., hospitals, assisted living facilities) and E-occupancies (e.g., K-12
schools, day care facilities) from the 1.8 gpm showerhead flow requirement, as these include
more vulnerable populations.
Exempt I-occupancies (e.g., hospitals, assisted living facilities) in addition to the already
proposed R-occupancy (residential) exemption from the commercial private lavatory 0.5 gpm
requirement.
References (found in parentheses throughout document)
1. California currently has the same flow rate requirements as proposed. New York City has the same
flow rate requirements with the exception of the showerhead flow rate. Other states are pursuing
WaterSense requirements that also have 1.8 gpm showerhead requirements, including, Washington
and Massachusetts. Many rebate programs across the United States only rebate 1.1 gpf toilets with a
MaP score of 600 or greater (“MaP Premium”).
2. http://www.plumbingefficiencyresearchcoalition.org/projects/drainline-transport-of-solid-waste-in-
buildings/ PERC is a coalition of six organizations including the International Association of Plumbing
& Mechanical Officials (IAPMO), the International Code Council (ICC) and Plumbing Manufacturers
International (PMI) who was part of the recent public comment at City Council.
3. All toilets, including EPA WaterSense toilets, must meet the minimum requirements of the American
Society of Mechanical Engineers (ASME) A112.19.2/Canadian Standards Association (CSA) B45.1 -
2018 Ceramic Plumbing Fixtures.
4. https://www.map-testing.com/
5. https://www.ncbi.nlm.nih.gov/pmc/articles/PMC1411830/
6. https://www.epa.gov/sites/production/files/2017-01/documents/ws-products-spec-toilets.pdf (Page 1)
7. Residential End Uses of Water, http://www.waterrf.org/Pages/Projects.aspx?PID=4309 ;
http://www.allianceforwaterefficiency.org/residential-end-uses-of-water-study-1999.aspx
8. https://www.map-testing.com/assets/reports/showerheads/Shower-Based_Water_Savings_Report-
Final-January-2017.pdf Specifically, the study found that for every 0.2 gpm reduction in flow rate,
shower duration increased by 2 seconds and shower volume decreased by 1.44 gallons.
9. http://www.allianceforwaterefficiency.org/uploadedFiles/Resource_Center/Library/residential/showers/
Aquacraft(2005) EPA-Single-Family-Retrofit-Studies-Combined-Report.pdf
10. ASME standard: ASME A112.18.1-2018/CSA B125.1-18
https://webstore.ansi.org/Standards/ASME/ASMEA112182018CSAB125
CITY FINANCIAL IMPACTS
Agenda Item 22
Item # 22 Page 13
Alterations to, or new construction of City-owned properties must comply with the provisions of the 2018 I-Codes.
The scope of work will determine the financial impact to the City. In general, there are no Citywide financial
impacts expected with the adoption of the 2018 I-Codes.
Community Development and Neighborhood Services (CDNS) anticipates the following financial impacts which
are accommodated by the current CDNS budget:
Purchase of new building codes, approximately $5000. The necessary copies of the seven core 2018 I-
Codes will be purchased for staff.
Staff training on the new codes is mostly accomplished in-house. When possible, staff will attend code
classes that are offered at various times throughout the year. This additional training cost is expected not to
exceed $5,000.
Triple Bottom Line Scan
The 2018 I-Codes adoption was not identified as one of the select major projects requiring a triple bottom line
scan.
BOARD / COMMISSION RECOMMENDATION
At its October 25, 2018 meeting, the Building Review Board voted unanimously to recommend adoption of the
2018 I-Codes with local amendments.
The Building Review Board unanimously approved their recommendation of adopting the 2018 I-Codes and
local amendments October 25, 2018.
The 2018 I-Codes with proposed amendments were presented to numerous boards and commissions:
City Boards and Commissions:
Water Board, (9/20/18), (Attachment 2)
Commission on Disability, (10/11/18), (Attachment 4)
Energy Board, (10/11/18), (Attachment 5)
Poudre Fire Authority Board, (10/23/18), (Attachment 7)
Affordable Housing Board, (11/1/18), (Attachment 8)
Natural Resource Advisory Board, (10/17/18), (Attachment 9)
Building Review Board, (10/25/18), (Attachment 10)
External Boards:
Board of Realtors, (9/11/18, minutes are not recorded)
Northern Colorado Home Builder Association, (10/9/18), (Attachment 3)
Chamber of Commerce, (10/12/18), (Attachment 6)
There was general approval of the Codes and Amendments as presented to the Committee and Boards. Any
concerns by the committee or these boards was addressed in the local amendment changes listed above.
Agenda Item 22
Item # 22 Page 14
ATTACHMENTS
1. Building Code Committee List-2018 (PDF)
2. Water Board Minutes (PDF)
3. Home Builders Association Minutes October 9, 2018 (PDF)
4. Commission on Disability Minutes October 11, 2018 (PDF)
5. Energy Board Minutes October 11, 2018 (PDF)
6. Chamber of Commerce Minutes October 12, 2018 (PDF)
7. Poudre Fire Authority Board Minutes October 12, 2018 (PDF)
8. Affordable Housing Board Minutes November 1, 2018 (PDF)
9. Natural Resources Advisory Board October 17, 2018 Minutes (PDF)
10. Building Review Board Minutes October 25, 2018 Minutes (Draft) (PDF)
11. PowerPoint Presentation (PDF)
12. Ordinance No. 149, 2018 (PDF)
13. Ordinance No. 150, 2018 (PDF)
14. Ordinance No. 151, 2018 (PDF)
15. Ordinance No. 152, 2018 (PDF)
16. Ordinance No. 153, 2018 (PDF)
17. Ordinance No. 154, 2018 (PDF)
18. Ordinance No. 155, 2018 (PDF)
19. Ordinance No. 156, 2018 (PDF)
20. Ordinance No. 174, 2018 (PDF)
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ORDINANCE NO. 149, 2018
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 2015 INTERNATIONAL BUILDING CODE AND
ADOPTING THE 2018 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 seven interconnected basic construction codes under one
publication year; and
WHEREAS, the seven interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, International Energy Conservation Code, and International Property
Maintenance Code; and
WHEREAS, the City Council has determined that the 2018 publication year of the seven
interconnected basic construction codes ought to be adopted and that any counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2018 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 seven interconnected basic construction codes has been
presented to and recommended by the Board of Realtors, Water Board, Energy Board,
Commission on Disability, Natural Resource Advisory Board, Poudre Fire Authority Board,
Building Review Board, Affordable Housing Board, Air Quality Advisory Board, Northern
Colorado Home Builder Association and the Chamber of Commerce; 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 2015 International Building Code, as
previously adopted and amended by the City pursuant to Ordinance No. 072, 2017, be repealed
and that in its place, the 2018 International Building Code be adopted, with local amendments as
set forth in this Ordinance; and
WHEREAS, pursuant to the City Charter II, Section 7, City Council may enact any
ordinance which adopts a code by reference in whole or in part provided that before adoption of
such ordinance the Council hold a public hearing thereon and that notice of the hearing is published
twice in a newspaper of general circulation published in the City, with one of such publications
occurring at least eight (8) days preceding the hearing and the other publication occurring at least
fifteen (15) days preceding the hearing; and
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WHEREAS, in compliance with Article II, Section 7, the City Clerk published in the Fort
Collins Coloradoan such notice of hearing concerning adoption of the 2018 International Building
Code on November 18, 2018, and November 25, 2018; and
WHEREAS, attached as Exhibit “A” and incorporated herein by reference is the Notice of
Public Hearing dated November 18, 2018, that was so published and which the Council hereby
finds meets the requirements of Article II, Section 7 of the City Charter.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. That Section 5-26(a) of the Code of the City of Fort Collins is hereby
amended 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 the
2015 International Building Code (2015 IBC), and adopts, as the building code of the City,
the 2018 International Building Code (2018 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. As provided in the 2018 International Building Code,
Appendices are not adopted except as expressly set forth in Section 5-27.
Section 3. That Section 5-27 of the Code of the City of Fort Collins is hereby repealed
in its entirety and reenacted to read as follows:
Sec. 5-27. Amendments and Deletions to 2015 International Building Code.
The 2018 INTERNATIONAL BUILDING CODE adopted in Section 5-26 is hereby
amended in the following respects:
(1) Section 101. Title is hereby retained in its entirety with the following amendments:
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) Sections 101.4.1through 101.4.7 Referenced codes, are hereby deleted in their entirety
and the following Sections 101.4.1 through 101.4.10 are hereby added in lieu thereof:
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[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;
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.
[A] 101.4.7 Existing buildings. The provisions of the International Existing Building Code
shall apply to matters governing the repair, alteration, change of occupancy, addition to
and relocation of existing buildings.
101.4.1 Electrical. All references to the Electrical Code shall mean the electrical code
currently in effect as enacted and amended from time to time 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.
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101.4.4 Plumbing. All references to the International Plumbing Code shall mean the
plumbing code currently in effect as enacted and amended form time to time 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 subject to applicable regulations
and requirements set forth in the City Code, “Chapter 10, Flood Prevention and
Protection.”
101.4.10 Existing buildings. All references to existing buildings shall be regulated
pursuant to the adopted International Property Maintenance Code or the International
Existing Building Code currently in effect as enacted by the City.
(3) Section 103 Department of Building Safety is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
SECTION 103
DEPARTMENT OF BUILDING SAFETY
[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
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103.1 Entity charged with code administration. The Community Development and
Neighborhood Services Department (CDNS), 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, including provisions under the heading of
“Building”, is hereby retained with the following amendments:
105.2 Work exempt from permit.
Exemptions from permit requirements of this code shall not be deemed to grant
authorization for any work to be done in any manner in violation of the provisions of this
code or any other laws or ordinances of this jurisdiction. Permits shall not be required for
the following:
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 measured from
grade, do not house flammable liquids in quantities exceeding 10 gallons (38 l) per building
and are located at least 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 unless supporting a surcharge or
impounding Class I, II or IIIA liquids. The horizontal distance to the next uphill retaining
wall shall be at least equal to the total height of the lower retaining wall.
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 is not greater than 2:1.
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.
- 6 -
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. Hoop houses constructed with a flexible frame such as PVC
tubing used for starting plants.
11. Swings and other playground equipment or play structures accessory to detached
one- and two-family dwellings provided the floor area is not greater than 120 square feet
(11.15 m
2
)
or 8 feet (2.438 m) in height measured from grade, including one elevated
playhouse or play structure per lot designed, and used exclusively for play. Elevated play
houses or play structures shall not exceed 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, do not require
additional support, and do not extend over the public right of way. Window replacement
requiring no structural alteration. Window replacement requiring no change in the window
configuration which reduces the size of the window clear opening. Storm window, storm
door and rain gutter installation, except that structures that are fifty years of age or older
must first undergo a historic review pursuant to City Code Chapter 14.
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, 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, except that structures that
are fifty years of age or older must first undergo a historic review pursuant to City Code
Chapter 14.
17. Work valued at less than $500 when such work does not involve alteration of
structural components, fire-rated assemblies, plumbing, electrical, mechanical or fire-
extinguishing systems.
18. Decorative ponds, fountains and pools that cannot contain water more than 24
inches (610 mm) deep.
- 7 -
(5) Section 105.2 Work exempt from permit, is further amended by deleting all headings and
references under Electrical, Gas, Mechanical, and Plumbing in their entirety.
Electrical:
Repairs and maintenance: Minor repair work, including the replacement of lamps or the
connection of approved portable electrical equipment to approved permanently installed
receptacles.
Radio and television transmitting stations: The provisions of this code shall not apply to
electrical equipment used for radio and television transmissions, but do apply to equipment
and wiring for a power supply and the installations of towers and antennas.
Temporary testing systems: A permit shall not be required for the installation of any
temporary system required for the testing or servicing of electrical equipment or apparatus.
Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment or make
such equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any heating or cooling equipment
regulated by this code.
5. Replacement of any part that does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of
refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however,
that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and
- 8 -
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.
2. 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) A new Section 105.2.1 Emergency Repairs, is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
105.2.1 Emergency repairs When the Building Official determines there is an
emergency/disaster event that has caused substantial damage to structures within the City,
the Building Official can issue a no-fee permit in order to make temporary repairs to a
structure to address damages caused by the emergency/disaster event in order to make the
structure safe and/or allow occupancy. A temporary permit will last for a period of 180
days, at which time, a regular building permit will need to be obtained to otherwise bring
the structure into compliance with this code. The Building Official can extend a temporary
permit under this section for good cause.
(7) Section 105.3.2 Time limitation of application is hereby retained in its entirety with the
following amendments:
105.3.2 Time limitation of application An application for a permit for any proposed work
shall be deemed to have been abandoned 180 days after the date of filing, unless such
application has been pursued in good faith or a permit has been issued; except that the
building official is authorized to grant one or more extensions of time for additional periods
not exceeding 90 180 days each provided the application has not expired. The extension
shall be requested in writing and justifiable cause demonstrated. Applications that have
expired for 30 days or more will be considered void.
(8) Section 105.5 Expiration is hereby retained in its entirety with the following
amendments:
Every permit issued shall become invalid unless the work on the site authorized by such
permit is commenced within 180 days after its issuance, or if the work authorized on the
site by such permit is suspended or abandoned for a period of 180 days after the time the
work is commenced. The building official is authorized to grant, in writing, one or more
extensions of time, for periods not more than 180 days each, provided the permit has not
expired for more than 30 days. The extension shall be requested in writing and justifiable
cause demonstrated.
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,
- 9 -
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.
(9) Section 106 Floor and Roof Design Loads is hereby deleted in its entirety.
SECTION 106
FLOOR AND ROOF DESIGN LOADS
[A] 106.1 Live loads posted.
In commercial or industrial buildings, for each floor or portion thereof designed for live
loads exceeding 50 psf (2.40 kN/m2), such design live loads shall be conspicuously posted
by the owner or the owner’s authorized agent in that part of each story in which they apply,
using durable signs. It shall be unlawful to remove or deface such notices.
[A] 106.2 Issuance of certificate of occupancy.
A certificate of occupancy required by Section 111 shall not be issued until the floor load
signs, required by Section 106.1, have been installed.
[A] 106.3 Restrictions on loading.
It shall be unlawful to place, or cause or permit to be placed, on any floor or roof of a
building, structure or portion thereof, a load greater than is permitted by this code.
(10) Section 107.3.1 Approval of construction documents is hereby retained in its
entirety with the following amendments:
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, indicating the
approved permit number 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.
(11) Section 108 Temporary Structures and Uses is hereby 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 comply with the
requirements in Section 3103.
[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
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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.
(12) Section 109, FEES, is hereby deleted in its entirety and the following is hereby added in
lieu thereof:
[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, except emergency permits issued pursuant to Section 105.2.1.
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(13) Section 110.3 Required inspections is hereby retained in its entirety with the
following amendments:
110.3 Required inspections. The building official or his/her designee, upon notification,
shall make the inspections set forth in Sections 110.3.1 through 110.3.11.
. . .
(14) Section 111.2 Certificate issued is hereby retained in its entirety with the following
amendments:
111.2 Certificate issued. After the building official inspects the building or structure and
does not find violations of the provisions of this code or other laws that are enforced by the
department of building safety, the building official shall issue a certificate of occupancy
may contain contains the following:
1. The building permit number.
2. The address of the structure.
3. The name and address of the owner or the owner’s authorized agent.
4. A description of that portion of the structure for which the certificate is issued.
5. A statement that the described portion of the structure has been inspected for
compliance with the requirements of this code for the occupancy and division of
occupancy and the use for which the proposed occupancy is classified.
6. The name of the building official.
7. The edition of the code under which the permit was issued.
8. The use and occupancy, in accordance with the provisions of Chapter 3.
9. The type of construction as defined in Chapter 6.
10. The design occupant load.
11. If an automatic sprinkler system is provided, whether the sprinkler system is
required.
12. Any special stipulations and conditions of the building permit.
(15) Section 113, Board of Appeals, is hereby deleted in its entirety and the following is
hereby added in lieu thereof:
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 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
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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
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.
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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.
(16) Section 114.4, Violation penalties is retained in its entirety with the following
amendments:
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, except
violations of Chapter 36 of the International Building Code will be civil infractions subject
to the penalty provisions of Section 1-15(f) of the City Code. Each day that a violation
continues shall be deemed a separate offense.
(17) A new Section 114.5 Work commencing before permit issuance, is hereby added to read
as follows:
114.5 Work commencing before permit issuance. In addition to the penalties set forth in
Section 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 plumbing system that is not otherwise exempt 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 fine imposed for the preceding violation, whichever is greater, for each
such subsequent violation committed within 180 days of a previous violation. Said fines
may be appealed to the City Manager, or his or her designee, pursuant to Chapter 2, Article
VI of the City Code.
(18) Section 202, DEFINITIONS, is hereby amended to modify, or add, in alphabetical
order, the following definitions:
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. . .
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 that contains one or two dwelling units used, intended or designed
to be used, rented, leased, let or hired out to be occupied for living purposes.
DWELLING. A building used exclusively for residential occupancy and for permitted
accessory uses, including single-family dwellings, two-family dwellings and multi-family
dwellings. The term dwelling shall not include hotels, motels, homeless shelters, seasonal
overflow shelters, tents or other structures designed or used primarily for temporary
occupancy. Any dwelling shall be deemed to be a principal building.
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
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.
. . .
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
- 15 -
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 in a 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.
. . . .
(19) Section 310.4.1 Care facilities within a dwelling is hereby retained in its entirety with the
following amendments:
310.4.1 Care facilities within a dwelling. Care facilities for five or fewer persons receiving
care that are within a single-family dwelling are permitted to comply with the International
Residential Code. provided an automatic sprinkler system is installed in accordance with
Section 903.3.1.3 or Section P2904 of the International Residential Code.
(20) Section 419.1 General is hereby retained in its entirety with the following amendments:
419.1 General.
A live/work unit shall comply with Sections 419.1 through 419.9.
Exception: Dwelling or sleeping units that include an office that is less than 10 percent 20
percent of the area of the dwelling unit are permitted to be classified as dwelling units with
accessory occupancies in accordance with Section 508.2.
(21) A new 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.
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(22) Section 505.2.1 Area Limitation is hereby retained in its entirety with the addition of a
new exception number 4 to read as follows:
. . .
4. 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 Chapter 10.
(23) Section 705.3 Buildings on the same lot is hereby retained in its entirety with the following
amendment adding a third paragraph after the numbered Exceptions, to read as follows:
. . .
Lines or walls that 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.
(24) Table 707.3.10 Fire areas, is hereby retained in its entirety with the following
amendments:
Table 707.3.10
FIRE-RESISTANCE RATING REQUIREMENTS FOR FIRE
BARRIERS, FIRE WALLS OR HORIZONTAL ASSEMBLIES
BETWEEN FIRE AREAS
OCCUPANCY GROUP
FIRE-RESISTANCE RATING
(hours)
H-1, H-2 4 1
F-1, H-3, S-1 3 1
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A, B, E, F-2, H-4, H-5, I, M, R, S-2 2 1
U 1
(25) Section 902.1.1 Access is hereby retained in its entirety with the following amendments:
902.1.1 Access. Automatic sprinkler system risers, fire pumps and controllers shall be
provided with ready access. Where located in a fire pump room or automatic sprinkler
system riser room, the door shall be permitted to be locked provided that the key is
available at all times. The door opening width shall be 32” clear or as wide as the largest
piece of equipment, whichever is larger.
(26) Section 903.2.1.1 Group A-1 is hereby retained in its entirety with the following
amendments:
903.2.1.1 Group A-1. An automatic sprinkler system shall be provided throughout stories
containing Group A-1 occupancies and all stories from the Group A-1 occupancy to and
including the levels of the exit discharge serving that occupancy where one of the following
conditions exist:
1. The fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
2. The fire area has an occupant load of 300 or more.
3. The fire area is located on a floor other than a level of exit discharge serving such
occupancies.
4. The fire area contains a multitheater complex.
(27) Section 903.2.1.3 Group A-3 is hereby retained in its entirety with the following
amendments:
903.2.1.3 Group A-3. An automatic sprinkler system shall be provided throughout stories
containing Group A-3 occupancies and all stories from the Group A-3 occupancy to and
including the levels of the exit discharge serving that occupancy where one of the following
conditions exist:
1. The fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
2. The fire area has an occupant load of 300 or more.
3. The fire area is located on a floor other than a level of exit discharge serving such
occupancies.
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(28) Section 903.2.1.4 Group A-4 is hereby retained in its entirety with the following
amendments:
903.2.1.4 Group A-4. An automatic sprinkler system shall be provided throughout stories
containing Group A-4 occupancies and all stories from the Group A-4 occupancy to and
including the levels of the exit discharge serving that occupancy where one of the following
conditions exist:
1. The fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
2. The fire area has an occupant load of 300 or more.
3. The fire area is located on a floor other than a level of exit discharge serving such
occupancies.
(29) A new Section 903.2.1.8 Group B is hereby added to read as follows:
903.2.1.8 Group B. An automatic sprinkler system shall be provided for fire areas
containing Group B occupancies when the fire area exceeds 5000 square feet (464.5 m
2
).
(30) Section 903.2.3 Group E is hereby retained in its entirety with the following
amendments:
903.2.3 Group E. An automatic sprinkler system shall be provided for Group E
occupancies as follows:
1. Throughout all Group E fire areas greater than 12,000 5000 square feet (1115 464.5
m
2
) in area.
2. Throughout every portion of educational buildings below the lowest level of exit
discharge serving that portion of the building.
Exception: An automatic sprinkler system is not required in any area below the lowest
level of exit discharge serving that area where every classroom throughout the building
has not fewer than one exterior exit door at ground level.
3. The group E fire area has an occupant load of 300 or more.
(31) Section 903.2.4 Group F-1 is hereby retained in its entirety with the following
amendments:
903.2.4 Group F-1. An automatic sprinkler system shall be provided throughout all
buildings containing a Group F-1 occupancy where one of the following conditions exists:
1. A Group F-1 fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
- 19 -
2. A Group F-1 fire area is located more than three stories above grade plane.
3. The combined area of all Group F-1 fire areas on all floors, including any
mezzanines, exceeds 24,000 square feet (2230 m
2
).
4. A Group F-1 occupancy used for the manufacture of upholstered furniture or
mattresses exceeds 2500 square feet (232 m
2
).
. . .
(32) A new Section 903.2.4.2 Group F-2 is hereby added to read as follows:
903.2.4.2 Group F-2. An automatic sprinkler system shall be provided throughout all
buildings containing a Group F-2 occupancy where one of the following conditions exists:
1. A Group F-2 fire area exceeds 5000 square feet (464.5 m
2
).
2. A Group F-2 fire area is located more than three stories above grade plane.
3. The combined area of all Group F-2 fire areas on all floors, including any
mezzanines, exceeds 24,000 s quare feet (2230 m2).
(33) Section 903.2.6 Group I is hereby retained in its entirety with the following
amendments:
903.2.6 Group I. An automatic sprinkler system shall be provided throughout buildings
with a Group I fire area.
Exceptions:
1. An automatic sprinkler system installed in accordance with Section 903.3.1.2 shall be
permitted in Group I-1 Condition 1 facilities.
21. An automatic sprinkler system is not required where Group I-4 day care facilities are
at the level of exit discharge and where every room where care is provided has not fewer
than one exterior exit door and the fire area does not exceed 5000 square feet (464.5 m
2
).
32. In buildings where Group I-4 day care is provided on levels other than the level of exit
discharge, an automatic sprinkler system in accordance with Section 903.3.1.1 shall be
installed on the entire floor where care is provided, all floors between the level of care and
the level of exit discharge, and all floors below the level of exit discharge other than areas
classified as an open parking garage.
(34) Section 903.2.7 Group M is hereby retained in its entirety with the following
amendments:
- 20 -
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings
containing a Group M occupancy where one of the following conditions exists:
1. A Group M fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
2. A Group M fire area is located more than three stories above grade plane.
3. The combined area of all Group M fire areas on all floors, including any
mezzanines, exceeds 24,000 square feet (2230 m
2
).
4. A Group M occupancy used for the display and sale of upholstered furniture or
mattresses exceeds 5000 square feet (464 m
2
).
. . .
(35) Section 903.2.9 Group S-1 is hereby retained in its entirety with the following
amendments:
903.2.9 Group S-1. An automatic sprinkler system shall be provided throughout all
buildings containing a Group S-1 occupancy where one of the following conditions exists:
1. A Group S-1 fire area exceeds 12,000 5000 square feet (1115 464.5 m
2
).
2. A Group S-1 fire area is located more than three stories above grade plane.
3. The combined area of all Group S-1 fire areas on all floors, including any
mezzanines, exceeds 24,000 square feet (2230 m
2
).
4. A Group S-1 fire area used for the storage of commercial motor vehicle where the
fire area exceeds 5000 square feet (464 m
2
).
5. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses
exceeds 2500 square (232m
2
).
(36) Section 903.2.9.1 Repair Garages is hereby retained in its entirety with the
following amendments:
903.2.9.1 Repair garages.
An automatic sprinkler system shall be provided throughout all buildings used as repair
garages in accordance with Section 406, as shown:
1. Buildings having two or more stories above grade plane, including basements, with
a fire area containing a repair garage exceeding 10,000 5000 square feet (929 464.5
m
2
).
- 21 -
2. Buildings not more than one story above grade plane, with a fire area containing a
repair garage exceeding 12,000 5000 square feet (1115 464.5 m
2
).
3. Buildings with repair garages servicing vehicles parked in basements.
4. A Group S-1 fire area used for the repair of commercial motor vehicles where the
fire area exceeds 5000 square feet (464 m
2
).
. . .
(37) Section 903.2.10 Group S-2 enclosed parking garages is hereby retained in its entirety
with the following amendments:
903.2.10 Group S-2 enclosed parking garages. An automatic sprinkler system shall be
provided throughout buildings classified as enclosed parking garages in accordance with
Section 406.6 where either of the following conditions exists:
1. Where the fire area of the enclosed parking garage exceeds 12,000 square feet
(1115 m
2
).
2. Where the enclosed parking garage is located beneath other groups.
Exception: Enclosed parking garages located beneath Group R-3 occupancies.
903.2.10 Group S-2. An automatic sprinkler system shall be provided throughout all
buildings containing a Group S-2 occupancy where one of the following conditions exists:
1. A Group S-2 fire area exceeds 5000 square feet (464.5 m
2
).
2. A Group S-2 fire area is located more than three stories above grade plane.
Exception: Open Parking Garages
(38) Section 903.2.11.1.3 Basements is hereby retained in its entirety with the following
amendments:
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.
(39) Section 903.3.1.2 NFPA 13R sprinkler systems is hereby amended to read as follows
903.3.1.2 NFPA 13R sprinkler systems. Automatic Sprinkler systems in Group R
occupancies up to and including four stories in height in buildings not exceeding 60 feet
(18 288mm) in height above grade plane shall be permitted to be installed throughout in
accordance with NFPA 13R Section 903.3.1.1.
- 22 -
Exception: NFPA 13R is allowed when the following conditions exist:
1. The building does not contain more than 6 individual dwelling units and the units
are separated from each other with a 1 hour fire barrier to roof deck.
2. The building does not contain more than 12 individual dwelling units and is divided
into no more than 6 individual dwellings units (complying with number 1 above)
by a minimum 2 hour fire barrier.
The number of stories of Group R occupancies constructed in accordance with Sections
510.2 and 510.4 of the International Building Code shall be measured from the horizontal
assembly creating separate buildings.
(40) Section 907.2.10 Single- and multiple-station smoke alarms is hereby retained in its
entirety with the following amendment to add a new 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.
. . .
(41) Section 1009.6 Areas of refuge is hereby retained in its entirety with the following
amendments:
1009.6 Areas of refuge Areas of refuge are not required in buildings not more than 4 stories
above grade plane. Every required area of refuge shall be accessible from the space it
serves by an accessible means of egress.
. . .
(42) Section 1009.8 Two-way communication is hereby retained in its entirety with the
following amendments to Exception #1:
. . .
Exception:
1. Two-way communication systems are not required at the landing serving each elevator
or bank of elevators where the two-way communication system is provided within of
buildings not required to provide areas of refuge in accordance with section 1009.6.5.
- 23 -
. . .
(43) Section 1010.1.5 Floor elevation is hereby retained in its entirety with the addition of a
new Exception 7 to read as follows:
. . .
7. 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
(19.68cm), and a minimum width equal to the door width, and further provided that
the door does not swing over the step.
(44) Section 1010.1.5 Floor elevation is further amended by the addition of the following
paragraph after the Exceptions:
. . .
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.
(45) Section 1011.11 Handrails is hereby retained in its entirety with the following
amendments:
1011.11 Handrails. Stairways Flights of stairways of more than 1 riser shall have
handrails on each side and shall comply with Section 1014. Where glass is used to provide
the handrail, the handrail shall also comply with Section 2407.
Exceptions:
1. Flights of stairways within dwelling units and spiral stairways are permitted to have a
handrail on one side only.
2. Decks, patios and walkways that have a single change in elevation where the landing
depth on each side of the change of elevation is greater than what is required for a
landing do not require handrails.
3. In Group R-3 occupancies, a change in elevation consisting of a single riser at an
entrance or egress door does not require handrails.
4. Changes in room elevations of three or fewer risers within dwelling units and sleeping
units in Group R-2 and R-3 do not require handrails.
(46) Section 1015.8 Window openings is hereby retained in its entirety with the following
amendments to the first paragraph to read as follows:
- 24 -
1015.8 Window openings. Windows in Group R-2 and R-3 buildings including dwelling
units, where the top of the sill of an operable window opening is located less than 36 inches
24 inches (610 mm) above the finished floor and more than 72 inches (1829 mm) above
the finished grade or other surface below on the exterior of the building, shall comply with
one of the following:
. . .
(47) A new Section 1015.9 Below grade openings is hereby added to read as follows:
1015.9 Below grade openings. All area wells, stair wells, window wells and light wells
attached to any building that are located less than 36 inches from the nearest intended
walking surface and deeper than 30 inches below the surrounding ground level shall have
guards or approved covers for fall protection.
(48) Section 1030.1 General is hereby retained in its entirety with the following amendments
to Exceptions 1:
. . .
Exceptions:
1. Basements with a ceiling height of less than 80 inches (2032 mm) 72 inches (1828.8
mm) and do not contain habitable space shall not be required to have emergency
escape and rescue openings.
. . .
4. Within individual dwelling and sleeping unites in groups R-2 and R-3, where the
building is equipped throughout with an automatic sprinkler system installed in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 sleeping rooms in
basements shall not be required to have emergency escape and rescue openings
provided that the basement has one of the following:
4.1 One means of egress and one emergency escape and rescue opening.
4.2. Two means of egress.
(49) A new Section 1030.3.1 Minimum height from floor is hereby added to read as follows:
1030.3.1 Minimum height from floor. Emergency escape and rescue window openings
that are located more than 72 inches (1829 mm) above the finished grade shall have a sill
height of not less than 24 inches (609 mm) measured from the finished interior side floor.
Exception:
- 25 -
Emergency escape and rescue openings located over a roof surface with a slope of 4:12 or
less and extending a minimum of 5 feet horizontally outward from the window.
(50) Section 1030.4 Window Wells is hereby retained in its entirety with amendments adding
new exceptions 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.
(51) A new Section 1030.6 Drainage is hereby added to read as follows:
1030.6 Drainage. All 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.
(52) Section 1102.1 Design is hereby retained in its entirety with the following amendments:
1102.1 Design. Buildings and facilities shall be designed and constructed to be accessible
in accordance with this code and the most recently published edition of ICC A117.1 as
referenced by the building official.
- 26 -
(53) Section 1103.1 Where required is hereby retained in its entirety with the following
amendment to add a new second paragraph 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 that is the direct result of unique physical site conditions
such as terrain, topography or geology, or that is the direct result of other unique or special
conditions encountered on the subject property, but that 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. The granting of a variance under this Section does not relieve the
applicant from its obligations under the Americans with Disabilities Act, or any other
applicable law or regulation that addresses accessibility.
(54) Section 1107.2 Design is hereby retained in its entirety with the following amendment to
add a new second and a new 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 1107.2, 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
- 27 -
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 windows and glazed lights, or any similar
miscellaneous features shall not be construed as functional features.
(55) Table 1107.6.1.1 Accessible Dwelling Units and Sleeping Units is hereby deleted in its
entirety and the following Table 1107.6.1.1 is hereby added in lieu thereof:
TABLE 1107.6.1.1
ACCESSIBLE DWELLING UNITS AND SLEEPING UNITS
Total number
of units
provided
Minimum required number of
accessible units without roll-in
showers
Minimum required
number of accessible
units with roll-in
showersa
Total number of
required accessible units
1 - 25 1 0 1
26 - 50 21 01 2
51 - 75 32 12 4
76 - 100 43 12 5
101 - 150 5 2 7
151 - 200 6 2 8
201 - 300 7 3 10
301 - 400 8 4 12
401 - 500 9 4 13
501 - 1000 2% of total 1% of total 3% of total
Over 1000 20, plus 1 for each 100, or
fraction thereof, over 1000
10, plus 1 for each 100,
or fraction thereof, over
1000
30, plus 1 for each 100,
or fraction thereof, over
1000
a
Required roll-in showers shall be a minimum of 36” by 60” interior dimension.
(56) A new Section 1107.6.2.1.1 R-2 accessible roll-in showers is added to read as follows:
1107.6.2.1.1 R-2 accessible roll-in showers. All roll-in showers provided in R-2
accessible, type A, or B units, shall provide a minimum interior dimension of 36”x60”.
(57) A new Section 1202.4.5 Under below grade floors is hereby added to read as follows:
1202.4.5 Under below grade floors. Mechanical ventilation systems for spaces under
below grade floors shall be designed by a professional engineer, addressing moisture
controls and by approved methods considering the impact of negative pressures created by
exhaust fans, clothes dryers and similar appliances.
(58) A new Section 1210 Radon-Resistant Construction is hereby added to read as follows:
1210 – Radon-resistant construction New R-2, R-3, R-4 Occupancies and new I-1 and I-
2 nursing homes shall provide radon reduction systems complying with the 2018
International Residential Code, Appendix F, as amended by the City of Fort Collins.
- 28 -
(59) A new Section 1404.13.2 Fenestration installation is added to read as follows:
. . .
1404.13.2 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 shall be supervised and inspected by an individual certified as an Installation
Master by Architectural Testing, Inc. (ATI), or other nationally recognized agency.
(60) A new Section 1404.14.1 Vinyl siding quality control is hereby added to read as follows:
1404.14.1 Vinyl siding quality control. Vinyl siding shall be certified and labeled as
conforming to the requirements of ASTM D 3679 by an approved quality control agency.
(61) A new Section 1404.14.2 Vinyl siding on new buildings is hereby added to read as follows:
1404.14.2 Vinyl siding on new buildings. Vinyl sidings on new buildings shall be
installed over one-hour fire-rated assemblies listed for exterior fire exposure, in both the
vertical and horizontal plane.
(62) A new Section 1404.18.1 Polypropylene siding on new buildings is hereby added to read
as follows:
1404.18.1 Polypropylene siding on new buildings. Polypropylene on new buildings shall
be installed over one-hour fire-rated assemblies listed for exterior fire exposure, in both the
vertical and horizontal plane.
(63) Section 1502.1 General is hereby retained in its entirety with the following amendments:
1502.1 Roof Drainage General. 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 1502 and 1503 of this
code and Sections 1106 and 1108, as applicable, of and the International Plumbing Code.
. . .
(64) Section 1504.1.2 Impact resistance of asphalt shingles is added to read as follows:
- 29 -
1504.1.2 Impact resistance of asphalt shingles. Asphalt shingles shall be Class 4 impact
resistant and be tested in accordance with UL 2218 and installed in accordance with the
manufacturer’s installation instructions.
(65) Section 1505.1 General is hereby deleted in its entirety and the following is hereby added
in lieu thereof:
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 D2898. 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.
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.
(66) Table 1505.1, Minimum Roof Covering Classifications for Types of Construction, is
hereby deleted in its entirety.
(67) Section 1507.2.1 Deck requirements is hereby retained in its entirety with the following
amendments:
1507.2.1 Deck Requirements. Asphalt shingles shall be fastened to solidly sheathed decks.
Gaps in the solidly sheathed or plank decking shall not exceed 1/8 inch.
(68) A new Section 1507.2.8.4 Sidewall flashing is hereby added to read as follows:
1507.2.8.4 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
- 30 -
(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.
(69) Section 1511.1 General is hereby retained in its entirety with the following amendment
adding two paragraphs at the end after the Exceptions, 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.
(70) A new Section 1608.2.1 Roof snow load, is hereby added to read as follows;
1608.2.1 Roof Snow Loads. Roof snow loads shall be a minimum of 30 psf.
(71) Section 1609.3 Basic design wind speed is hereby deleted in its entirety and the following
is hereby added in lieu thereof:
1609.3 Basic design wind speed. The basic design wind speed, V, in mph, for the
determination of the wind loads shall be determined by Figures 1609.3(1) through (8). The
basic design wind speed, V, for use in the design of Risk Category II buildings and
structures shall be obtained from Figures 1609.3(1) and 1609.3(5). The basic design wind
speed, V, for use in the design of Risk Category III and IV buildings and structures shall
be obtained from Figure 1609.3(2) and 1609.3(6). The basic design wind speed, V, for use
in the design of Risk Category IV buildings and structures shall be obtained from Figures
1609.3(3) and 1609.3(7). The basic design wind speed, V, for Use in the design of Risk
Category I buildings and structures shall be obtained from Figures 1609.3(4) and
1609.3(8). The basic design wind speed, V, for the special wind regions indicated near
mountainous terrarin and near gorges shall be in accordance with local jurisdiction
requirements. The basic design wind speeds, V, determined by the local jurisdiction shall
be in accordance with Chapter 26 of ASCE 7.
In nonhurricane-prone regions, when the basic design wind speed, V, is estimated from
regional climatic data, the basic design wind speed, V, shall be determined in accordance
with Section 26 of ASCE 7.
1609.3 Basic wind speed. The Basic Design Wind Speed, V, in mph, for the determination
of the wind loads shall be 140 miles per hour (Ultimate) for Risk Category II, 130 miles
- 31 -
per hour (Ultimate) for Risk Category I, 150 miles per hour (Ultimate) for Risk Category
III & IV or shall comply with the Colorado Front Range Gust Map – ASCE 7-10
Compatible, published by the Structural Engineers Association of Colorado (dated
November 18, 2013).
(72) Section 1705.5.2 Metal-plate-connected wood trusses is hereby retained in its entirety
with the following amendments:
1705.5.2 Metal-plate-connected wood trusses. Special inspections of wood trusses with
overall heights of 60 inches (1542 mm) or greater shall be performed to verify that the
installation of the permanent individual truss member resistant/bracing has been installed
in accordance with the approved truss submitted package. For wood trusses with a clear
span of 60 feet (18 288 mm) or greater, the special inspector shall verify during
construction that the temporary installation restraint/bracing is installed in accordance with
the approved truss submittal package.
(73) A new Section 1804.4.1 Final Grading is hereby added to read as follows:
1804.4.1 Final Grading. Final grading adjacent to the foundation and above utility
trenches 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.
(74) Section 2406.4.7 Glazing adjacent to the bottom stair landing is hereby retained in its
entirety with the following amendments:
2406.4.7 Glazing adjacent to the bottom stairway landings. Glazing adjacent to the stair
landings at the bottom of a stairway where the glazing is less than 60 36 inches (1524 914
mm) above the landing and within a 60-inches (1524 mm) horizontal arc that is less than
180 degrees (3.14 rad) from the horizontally of the top or bottom tread nosing shall be
considered a hazardous location.
Exception: The Gglazing that is protected by a guard complying with Sections 1015 1013
and 1607.8 where the plane of the glass is greater more than 18 inches (457 mm) from the
guard.
(75) A new Section 2902.1.4 Touch-free toilet facilities is hereby added to read as follows:
2902.1.4 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.
- 32 -
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, doors may swing inward or outward.
(76) Section 2902.2 Separate facilities is hereby retained in its entirety with the following
amendments:
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.
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 fewer.
3. Separate facilities shall not be required in mercantile occupancies in which the
maximum occupant load is 100 or less.
4. Separate facilities shall not be required in business occupancies in which the
maximum occupant load is 100 or fewer.
5. Multiple single-user Unisex facilities may be used provided that the total fixture
count as calculated per 2902.1 is satisfied.
(77) Section 2902.3.1 Access is hereby retained in its entirety with the following amendments:
2902.3.1 Access. The route to the public toilet facilities required by Section 2902.3 shall
not pass through kitchens, storage rooms, closets, or spaces used for similar purposes. A
clearly signed unobstructed access path shall be provided, leading directly from the public
customer area to the toilet facilities. Access to the required facilities shall be from within
the building or from the exterior of the building. Routes shall comply with the accessibility
requirements section of this code. The public shall have access to the required toilet
facilities at all times that the building is occupied and without the need to ask for permission
to use the toilet facilities.
(78) A new Chapter 36 Sustainable Building Construction Practices is hereby added to read
as follows:
Chapter 36 Sustainable Building Construction Practices
3601 General
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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 remodels and additions over 2,500 square
feet, and for all new buildings, a construction waste management plan acceptable to the
building official 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. All concrete, asphalt, masonry, wood, metals and cardboard shall be
recycled. Compliance shall be certified by inspection and documentation and signed final
construction waste management plans. Substantive changes to the plan shall be subject to
prior approval by the building official. All roofing permits are required to submit a final
waste management plan and documentation.
3602.1.1 Building demolitions. Buildings or portions of buildings that are removed shall
be processed in such a way as to safely remove all asbestos and lead paint contaminants.
For all demolitions, excluding non-structural demolitions under 1000 sq.ft. a demolition
waste management plan acceptable to the building official is required at the time of
application for a demolition permit. All metals, asphalt, concrete and masonry that are free
of asbestos and lead paint shall be recycled, and where possible, all remaining materials,
such as doors, windows, cabinets, fixtures, and wood, shall be recycled. Compliance shall
be certified by inspection, documentation, and signed final demolition waste management
plans. Substantive changes to the plan shall be subject to prior approval by the building
official.
3602.1.2 Recycle chute. New buildings provided with trash chutes or existing buildings
renovated that add a new trash chute shall provide an additional equivalent chute adjacent
to the trash chute for the purpose of recycling. Separate bins shall be provided in the
termination room to prevent recycled items from entering the trash bin. Chutes must be
appropriately labeled “Landfill” and “Recycle”.
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.
- 34 -
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 and first time completed tenant finish spaces pollutant flush-
out. After all interior finishes are installed, the building or space 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 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 or space shall not be “baked out” by
increasing the temperature of the space above the occupied set point.
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 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, 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:
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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 or professional analysis of effected walls 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:
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.
3603.3.1.4 Outdoor Environmental Quality (OEQ)
3603.3.1.4 Exterior lighting. All building mounted exterior lighting fixtures associated
with new buildings shall have the “Fixture Seal of Approval” from the International Dark-
- 36 -
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. Exterior lighting associated with existing buildings
shall comply with the Land Use Code as adopted.
3604 Commissioning, Operations & Maintenance
3604.1 Building commissioning. For new completed and fully occupied buildings or first
time completed tenant finish spaces both with a gross floor area of greater than 15,000 ft
2
(1,395 m
2
) and additions with a gross floor area 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. The final commissioning report shall be made available to the
building official upon request.
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:
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,
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,
- 37 -
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.
Core and shell buildings or spaces not completed shall be commissioned to the extent
possible but not less than completing items 1, 2, and 3 in Section 3604.1.1 below.
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.
Section 3605 Electrical Vehicle Ready. All new buildings that provide on-site
parking, 5 percent of total parking spaces shall provide an empty conduit of 3/4 inch
minimum, installed from the building electrical panel board to a junction box or capped
pipe in a readily accessible location near/at the parking space, capable of supporting a
50 ampere 208/220 volt outlet.
3606 Plumbing Fixture Flow Rate. The maximum water consumption flow rates and
quantities for all plumbing fixtures and fixture fittings must comply with Table 604.4 found
in City Code Section 5-126.
(79) Appendix C GROUP U AGRICULTURAL BUILDINGS is adopted in its entirety.
(80) Appendix E SUPPLEMENTARY ACCESSIBILITY REQUIREMENTS, is adopted in its
entirety.
- 38 -
(81) Appendix I PATIO COVERS is adopted in its entirety.
Section 4. The City Attorney and the City Clerk are authorized to modify the
formatting and to make such other amendments to this Ordinance as necessary to facilitate
publication in the Fort Collins Municipal Code; provided, however, that such modifications and
amendments shall not change the substance of the Code provisions.
Introduced, considered favorably on first reading, and ordered published this 18th day of
December, A.D. 2018, and to be presented for final passage on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 39 -
Passed and adopted on final reading on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
- 40 -
NOTICE OF PUBLIC HEARING
NOTICE is hereby given of a public hearing to be held before the City Council of the City
of Fort Collins, Colorado, on the 4th day of December, A.D., 2018 at 6:00 p.m., or as soon
thereafter as the matter may come on for hearing, in the Council Chambers at the City Hall, 300
LaPorte Avenue, Fort Collins, Colorado for the purpose of considering the adoption of ordinances
adopting by reference the 2018 International Building Code, 2018 International Residential Code,
2018 International Energy Conservation Code, 2018 International Mechanical Code, and the
2018 International Fuel Gas Code, 2018 International Existing Building Code, and the 2018
International Pool and Spa Code, together with local amendments, promulgated by the
International Code Council.
Not less than one (1) copy of said Codes has been, and now is on file in the Office of the
City Clerk of the City of Fort Collins and is available for public inspection.
The purpose of the International Building Code, International Residential Code,
International Energy Conservation Code, International Mechanical Code, the International Fuel
Gas Code, 2018 International Existing Building Code, and the 2018 International Pool and Spa
Code adopted by said ordinance is to provide for protection of public health and safety and general
welfare.
The City of Fort Collins will make reasonable accommodations for access to City services,
programs and activities and will make special communication arrangements for persons with
disabilities. Please call 221-6515 (V/TDD: Dial 711 for Relay Colorado) for assistance.
This notice is given and published by order of the City of Fort Collins, Colorado.
Dated at Fort Collins, Colorado this 18th day of November, A.D. 2018.
Delynn Coldiron
City Clerk
1
ORDINANCE NO. 151, 2018
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
2015 INTERNATIONAL RESIDENTIAL CODE AND ADOPTING THE
2018 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 seven interconnected basic construction codes under one
publication year; and
WHEREAS, the seven interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, International Energy Conservation Code, and International Property
Maintenance Code; and
WHEREAS, the City Council has determined that the 2018 publication year of the seven
interconnected basic construction codes ought to be adopted and that any counterpart codes
previously adopted should be repealed, both in order to align the publication years of the codes
and also because the 2018 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 seven interconnected basic construction codes has been
presented to and recommended by the Board of Realtors, Water Board, Energy Board,
Commission on Disability, Natural Resource Advisory Board, Poudre Fire Authority Board,
Building Review Board, Affordable Housing Board, Air Quality Advisory Board, Northern
Colorado Home Builder Association and the Chamber of Commerce; 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 2015 International Residential Code, as
previously adopted and amended by the City pursuant to Ordinance No. 072, 2017, be repealed
and that in its place, the 2018 International Residential Code be adopted, with local amendments
as set forth in this Ordinance; and
WHEREAS, pursuant to the City Charter II, Section 7, City Council may enact any
ordinance which adopts a code by reference in whole or in part provided that before adoption of
such ordinance the Council hold a public hearing thereon and that notice of the hearing is published
twice in a newspaper of general circulation published in the City, with one of such publications
occurring at least eight (8) days preceding the hearing and the other publication occurring at least
fifteen (15) days preceding the hearing; and
2
WHEREAS, in compliance with Article II, Section 7, the City Clerk published in the Fort
Collins Coloradoan such notice of hearing concerning adoption of the 2018 International Building
Code on November 18, 2018, and November 25, 2018; and
WHEREAS, attached as Exhibit “A” and incorporated herein by reference is the Notice of
Public Hearing dated November 18, 2018, that was so published and which the Council hereby
finds meets the requirements of Article II, Section 7 of the City Charter.
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. 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 the 2015
Edition of the International Residential Code, and adopts, as the residential building code of the
City, the 2018 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. As provided in the 2018 International Residential Code,
Appendices are not adopted except as expressly set forth in Section 5-30.
Section 3. 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 2018 INTERNATIONAL RESIDENTIAL CODE adopted herein is hereby amended in the
following respects:
(1) Section R101.1 Title, is hereby retained in its entirety with the following
amendments:
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 retained in its entirety with the
following amendments:
3
R102.4 Referenced codes and standards. The codes and standards referenced in this code
shall be those that are listed in Section 101.4, entitled ‘Referenced Codes’ of the adopted
International Building Code 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 R102.4.1
and R102.4.2.
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 manufacturer’s
instructions shall apply.
(3) Section R103 Department of Building Safety, is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
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 jurisdiction.
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.
R103 Code Administration.
R103.1 Entity charged with code administration shall be as determined in accordance
with Section 103, entitled ‘Code Administration’ of the adopted International Building
Code.
(4) Section R105.2 Work exempt from permit, is hereby retained in its entirety with the
following amendments:
. . .
Building:
1. One-story, detached, accessory structures for lawn and garden equipment storage,
tool storage and similar uses, as well as 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, do not house flammable liquids in
quantities exceeding 10 gallons (38 l) per building and are located at least 3 feet
(0.914 m) from an adjoining property line.
2. Fences not over 7 feet (2134 mm) 6 feet (1829 mm) high.
4
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. Sidewalks and driveways.
5. Platforms intended for human occupancy or walking, sidewalks and driveways not
more than 30 inches (762 mm) above adjacent grade, 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 supported directly upon grade when the
walls are entirely above grade and which cannot contain water more than 24 inches
(610 mm) deep.
8. Swings and other playground equipment, or play house/structure not exceeding 120
square feet. One elevated play house or play structure per lot designed and used
exclusively for play. Elevated play houses or play structures shall not exceed 64
square feet (5.9 m2)
of floor area nor 6 feet (1.82 m) in height measured from the
floor to the highest point of such structure.
9. Window awnings supported by an exterior wall that which do not project more than
54 inches (1372 mm) from the exterior wall and do not require additional support
and do not extend over the public right of way. Window replacement requiring no
structural alteration or no change in the window configuration which reduces the
clear opening, storm window, storm door and rain gutter installation, except that
structures that are fifty years of age or older must undergo a historic review
pursuant to City Code Chapter 14.
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 removal of siding is performed in
accordance with State laws regarding asbestos and lead paint, except that structures
5
that are fifty years of age or older must undergo a historic review pursuant to City
Code Chapter 14.
13. Work valued at less than $500 when such work does not involve alteration of
structural components, fire-rated assemblies, plumbing, electrical, mechanical or
fire-extinguishing systems.
14. Decorative ponds, fountains and pools that cannot contain water more than 24
inches (610 mm) deep.
15. Shade cloth structures constructed for nursery or agricultural purposes, not
including service systems. Hoop houses constructed with a flexible frame such as
PVC tubing used for starting plants.
Electrical:
1. Listed cord-and-plug connected temporary decorative lighting.
2. Reinstallation of attachment plug receptacles but not the outlets therefor.
3. Replacement of branch circuit overcurrent 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.
6
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.
Plumbing :
1. 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.
2. 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.
(5) Section R105.3.2 Time limitation of application, is hereby retained in its entirety with the
following amendments:
R105.3.2 Time limitation of application An application for a permit for any proposed
work shall be deemed to have been abandoned 180 days after the date of filing, unless such
application has been pursued in good faith or a permit has been issued; except that the
building official is authorized to grant one or more extensions of time for additional periods
not exceeding 180 days each provided the application has not expired. The extension shall
be requested in writing and justifiable cause demonstrated. Applications that have expired
for 30 days or more will be considered void.
(6) Section R105.5 Expiration, is hereby retained in its entirety with the following
amendments:
Section R105.5 Expiration. Every permit issued shall become invalid unless the work
authorized by such permit is commenced within 180 days after its issuance or after
commencement of work if more than 180 days pass between inspections. The building
official is authorized to grant, in writing, one or more extensions of time, for periods not
more than 180 days each. The extension shall be requested in writing and justifiable cause
demonstrated.
7
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 and completed for
permanent outdoor exposure within 24 months of date of this issuance of such permit.
(7) A new 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) A new Section R105.11 Transfer of permits, is hereby added to read as follows:
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 showing both parties
consent to the transfer. 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 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 R106.1.4 Information for construction in flood hazard areas, is hereby deleted
in its entirety and the following is hereby added in lieu thereof:
R106.1.4 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 in Coastal A Zones where such zones are delineated on flood
hazard maps identified in Table R301.2(1) or otherwise delineated by the jurisdiction.
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.
8
R106.1.4 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 the City
Code, Chapter 10, entitled ‘Flood Prevention and Protection’.
(10) A new Section R106.1.5 Grading performance plans and certificate, is hereby added to
read as follows:
R106.1.5 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 retained in its entirety
with the following amendments:
R106.3.1 Approval of construction documents. Where the building official issues a
permit, the construction documents shall be approved in writing or by a stamp indicating
the approved permit number.that 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 a duly 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.
9
(13) Section R108, Fees, is hereby deleted in its entirety and the following is hereby added in
lieu thereof:
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.
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. 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, except emergency permits issued pursuant to Section 105.2.1 of the
International Building Code.
(14) A new 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) A new Section R110.2 Change in use, is hereby amended to read as follows:
10
R110.2 Change in use. Changes in the character, or use, or occupancy of an existing
structure shall not be made except as specified in Sections 407 and 408 of the International
Building Code when approved by the building official and the structure is in conformance
with this code and the International Building Code, as amended by the City.
(16) Section R112, Board of Appeals, is hereby deleted in its entirety and the following is
hereby added in lieu thereof:
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.
R112.3 Qualifications. The board of appeals shall consist of members who are qualified
by experience and training to pass judgement 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.
R112 Board of Appeals
R112.1 General. Appeals of decisions, determinations and interpretations of this code
shall be made pursuant to applicable provisions as set forth in Section 113, entitled ‘Board
of Appeals’ of the International Building Code, as amended by the City.
(17) Section R113.4 Violation penalties, is hereby retained in its entirety with the following
amendments:
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,
11
shall be subject to penalties as prescribed by law. shall be guilty of a misdemeanor subject
to the penalties and fines pursuant to Section 1-15 of the City Code, except violations of
Section R328 of the International Residential Code will be a civil infraction subject to the
penalty provisions of Section 1-15(f) of the City Code. Each day that a violation continues
shall be deemed a separate offense.
(18) A new 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 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
processing and penalty fee in addition to the standard prescribed permit fee. Such
additional fee shall be equal to the permit fee, except that such fee shall not be less than
$50 nor more than $1,000 for the first such violation. A person or firm committing such
violation repeatedly is subject to processing and penalty fees equal to double the amount
of the permit fee or double the amount of the preceding violation, whichever is greater, for
every same such subsequent violation committed thereafter within any 180-day period. The
foregoing fees may be appealed to the City Manager pursuant to Chapter 2, Article VI of
the City Code.
(19) Section R202 Definitions, is hereby amended to delete, modify, or add, in alphabetical
order, the following definitions:
…
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 system immediately above is 72 inches (1829 mm) or more above
the surface of an approved permanent basement floor system.
…
CITY. The municipal corporation of Fort Collins, Colorado, including its physical
location and boundaries.
…
CRAWLSPACE. 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 crawlspace.
…
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. Shall mean a building used exclusively for residential
12
occupancy and for permitted accessory uses, including single-family dwellings, two-family
dwellings and multi-family dwellings. The term dwelling shall not include hotels, motels,
homeless shelters, seasonal overflow shelters tents or other structures designed or used
primarily for temporary occupancy. Any dwelling shall be deemed to be a principal
building.
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. Shall mean 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 shall mean any individual living alone or 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.
…
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.
…
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, deck or platform with the area 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 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 is indicia
for determining that such space or room qualifies as a sleeping room. The presence of
closets and similar storage facilities is not considered a relevant factor in determining
whether or not a room is a sleeping room.
…
SITE. A parcel of land bounded by a property line or a designated portion of a public
right-of-way.
…
13
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 retained in its entirety with the following
amendments:
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 International Building Code, as amended by the City, is permitted for all buildings,
structures, and parts portions thereof, included in the scope of this code.
(21) Section R301.2, Climatic and geographic design criteria and Table R301.2(1)
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA are hereby deleted in its entirety
and the following is hereby added in lieu thereof:
Climate and geographic design criteria. Buildings shall be constructed in accordance
with the provisions of this code as limited by the provisions of this section. Additional
criteria shall be established by the local jurisdiction and set forth in Table R03.2(1).
TABLE 301.2(1)
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
GROUND SNOW LOADo
W
I
N
D
D
E
S
I
G
N
SEISMI
C
DESIG
N
CATEG
ORYf
SUBJECT TO
DAMAGE FROM
WIN
TE
R
DE
SIG
N
TE
MPe
ICE
BARRIER
UNDERLAY
MENT
REQUIRED
h
FLO
14
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. [Also see Figure R301.2(1).]
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 the currently effective FIRMs and FBFMs or other flood hazard map
adopted by the authority having jurisdiction, as amended.
h. In accordance with Sections R905.1.2, 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).”
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).”
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, the jurisdiction shall fill in this part of the table with “YES.” Otherwise, the jurisdiction
shall indicate “NO” in this part of the table.
l. In accordance with Figure R301.2(5)A, where there is local historical data documenting unusual wind conditions, the
jurisdiction shall fill in this part of the table with “YES” and identify any specific requirements. Otherwise, the jurisdiction
shall indicate “NO” in this part of the table.
m. In accordance with Section R301.2.1.2 the jurisdiction shall indicate the wind-borne debris wind zone(s). Otherwise, the
jurisdiction shall indicate “NO” in this part of the table.
n. The jurisdiction shall fill in these sections of the table to establish the design criteria using Table 1a or 1b from ACCA Manual J
or established criteria determined by the jurisdiction.
o. The jurisdiction shall fill in this section of the table using the Ground Snow Loads in Figure R301.2(6). \\
(22) Section R302.2 Townhouses is hereby retained in its entirety with the following
amendments:
R302.2 Townhouses shall be provided with a fire-suppression system in accordance with
section P2904 of this code, NFPA 13D, or other approved equivalent sprinkler system.
15
Walls separating townhouse units shall be constructed in accordance with section R302.2.1
or R302.2.2.
(23) Section R302.2.3 Continuity is hereby retained in its entirety with the following
amendments:
R302.2.3 Continuity. The fire-resistance-rated common 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 and/or
enclosed accessory structures or spaces. The fire-resistance-rating shall be maintained
within concealed spaces of projecting elements such as, roof overhangs, canopies,
marquees and similar projections. The fire- resistant rated adjoining walls shall extend to
the outer edge of horizontal projecting elements such as balconies which extend more than
24 inches beyond the exterior wall.
(24) Section R302.3 Two-family dwellings is hereby retained in its entirety with the following
amendments:
R302.3 Two-family dwellings. Two-family dwellings shall be provided with a fire-
suppression system as per P2904 at a minimum. 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 fire-resistance rating when tested in accordance with ASTME 119, or UL 263 or
Section 703.3. Fire-resistance-rated floor/-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.
Exceptions:
1. A fire-resistance rating of ½ hour shall be permitted in buildings equipped
throughout with an automatic sprinkler system installed in accordance with NFPA
13.
2. Wall assemblies 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.
(25) Section R308.4.7 Glazing adjacent to the bottom stair landing is hereby retained in its
entirety with the following amendments:
16
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 a 60 inch (1524 mm) horizontal arc less than 180 degrees
(3.14 rad) from the of the top or bottom tread nosing shall be considered a hazardous
location. (See Figure R308.4.7.)
Exception: Where tThe 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.
. . .
(26) Section R310.1 Emergency escape and rescue opening required is hereby retained in its
entirety with the following amendments:
R310.1 Emergency escape and rescue opening required Basements, habitable attics,
habitable lofts and mezzanines, and every sleeping room, shall have not less than one
operable emergency escape and rescue opening. Where basements contain one or more
sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping
room. 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:
1. Storm shelters and basements used only to house mechanical equipment not exceeding
a total floor area of 200 square feet (18.58 m
2
).
2. Where the dwelling or townhouse is equipped with an automatic sprinkler system
installed in accordance with section P2904, sleeping rooms in basements shall not be
required to have emergency escape and rescue openings provided that the basement has
one of the following:
2.1 One means of egress complying with Section R311 and one emergency escape
and rescue opening.
2.2 Two means of egress complying with section R311.
(27) Section R310.1.1 Operational constraints and opening control devices is hereby retained
in its entirety with the following amendments:
Section R310.1.1 Operational constraints and opening control devices. Emergency
escape and rescue openings shall be operational from the inside of the room without the
use of keys, tools or special knowledge. Window opening control devices on windows
serving as a required emergency escape and rescue opening shall comply with ASTM
F2090.
(28) Section R310.2.2 Window sill height is hereby retained in its entirety with the following
amendments:
17
R310.2.2 Window sill height Where a window is provided as the emergency escape and
rescue opening, it shall have a sill height of not more than 44 inches (1118 mm) above the
floor; where the sill height is below grade, it shall be provided with a window well in
accordance with Section R310.2.3. Emergency escape and rescue window openings that
are located more than 72 inches (1829 mm) above the finished grade shall have a sill height
of not less than 24 inches (609 mm) measured from the finished interior side floor.
(29) Section R311.7.1 Width is hereby retained in its entirety with the following amendments:
R311.7.1 Width. Stairways shall be not less than 36 inches (914 mm) in clear width at all
points above the permitted handrail height and below the required headroom height. The
clear width of stairways at and below the handrail height, including treads and landings,
shall be not less than 311/2 inches (787 mm) where a handrail is installed on one side and
27 inches (698 mm) where handrails are installed on both sides.
Exception: The width of spiral stairways installed as part of an individual dwelling unit
shall be in accordance with Section R311.7.10.1.
(30) Section R311.7.5.1 Risers is hereby retained in its entirety with the following amendments:
R311.7.5.1 Risers. The riser height shall be not more than 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. At oOpen risers, are permitted provided
that the openings located more than 30 inches (762 mm), as measured vertically, to the
floor or grade below shall do not permit the passage of a 4-inch-diameter (102 mm) sphere.
Exceptions:
1. The opening between adjacent treads is not limited on spiral stairways.
2. The riser height of spiral stairways shall be in accordance with Section R311.7.10.1.
(31) Section R313.2 One- and two-family dwellings automatic fire systems is hereby retained
in its entirety with the following amendments:
R313.2 One- and Two-family dwellings automatic fire systems. 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.
18
(32) Section R314.2.2 Alterations, repairs and additions, is hereby retained in its entirety with
the following amendments:
R314.2.2 Alterations, repairs and additions. Where alterations, repairs or additions
requiring a permit occur, the individual dwelling unit shall be equipped with smoke alarms
located as required for new dwellings
Exceptions:
1. Work involving the exterior surfaces of dwellings, such as the replacement of roofing or
siding, the addition or replacement of windows or doors, or the addition of a porch or deck.
2. Installation, alteration or repairs of plumbing or mechanical systems are exempt from
the requirements of this section.
(33) Section R314.4 Interconnection is hereby retained in its entirety with the following
amendments:
R314.4 Interconnection. Where more than one smoke alarm is required to be installed
within an individual dwelling unit in accordance with Section R314.3, the alarm devices
shall be interconnected in such a manner that the actuation of one alarm will activate all of
the alarms in the individual dwelling unit. Physical interconnection of smoke alarms shall
not be required where listed wireless alarms are installed and all alarms sound upon
activation of one alarm.
Exception: Interconnection of smoke alarms in existing areas shall not be required where
alterations or repairs do not result in removal of interior wall or ceiling finishes exposing
the structure, unless there is an attic, crawl space, or basement available to could provide
access for interconnection without the removal if interior finishes.
(34) Section R315.2.2 Alterations, repairs and additions, is hereby retained in its entirety with
the following amendments:
R315.2.2 Alterations, repairs and additions. Where alterations, repairs or additions
requiring a permit occur, or where one or more sleeping rooms are added or created in
existing dwellings, the individual dwelling unit shall be equipped with carbon monoxide
alarms located as required for new dwellings.
Exceptions:
1. Work involving the exterior surfaces of dwellings, such as the replacement of
roofing or siding, or the addition or replacement of windows or doors, or the addition of a
porch or deck.
2. Installation, alteration or repairs of plumbing or mechanical systems.
19
(35) Section R320.1 Scope, is hereby retained in its entirety with the following amendments:
R320.1 Scope. Where there are four or more dwelling units or sleeping units constructed
in a single structure, the applicable provisions of Colorado Revised Statutes §9-5-101 et.
seq., and the provisions of Chapter 11 of the adopted International Building Code for
Group R-3 shall apply. Nothing in this Section abrogates or otherwise affects an owner’s
duties or responsibilities under the Americans with Disabilities Act or any other federal
law or regulation regarding accessibility.
(36) Section R322 Flood-resistant construction is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
R322.1 General.
Buildings and structures constructed in whole or in part in flood hazard areas, including A
or V Zones and Coastal A Zones, as established in Table R301.2(1), and substantial
improvement and repair of substantial damage of buildings and structures in flood hazard
areas, shall be designed and constructed in accordance with the provisions contained in this
section. Buildings and structures that are located in more than one flood hazard area shall
comply with the provisions associated with the most restrictive flood hazard area.
Buildings and structures located in whole or in part in identified floodways shall be
designed and constructed in accordance with ASCE 24.
R322.1.1 Alternative provisions.
As an alternative to the requirements in Section R322, ASCE 24 is permitted subject to the
limitations of this code and the limitations therein.
R322.1.2 Structural systems.
Structural systems of buildings and structures shall be designed, connected and anchored
to resist flotation, collapse or permanent lateral movement due to structural loads and
stresses from flooding equal to the design flood elevation.
R322.1.3 Flood-resistant construction.
Buildings and structures erected in areas prone to flooding shall be constructed by methods
and practices that minimize flood damage.
R322.1.4 Establishing the design flood elevation.
The design flood elevation shall be used to define flood hazard areas. At a minimum, the
design flood elevation shall be the higher of the following:
1. The base flood elevation at the depth of peak elevation of flooding, including wave
height, that has a 1 percent (100-year flood) or greater chance of being equaled or
exceeded in any given year.
2. The elevation of the design flood associated with the area designated on a flood
hazard map adopted by the community, or otherwise legally designated.
20
R322.1.4.1 Determination of design flood elevations.
If design flood elevations are not specified, the building official is authorized to require the
applicant to comply with either of the following:
1. Obtain and reasonably use data available from a federal, state or other source.
2. Determine the design flood elevation in accordance with accepted hydrologic and
hydraulic engineering practices used to define special flood hazard areas.
Determinations shall be undertaken by a registered design professional who shall
document that the technical methods used reflect currently accepted engineering
practice. Studies, analyses and computations shall be submitted in sufficient detail
to allow thorough review and approval.
R322.1.4.2 Determination of impacts.
In riverine flood hazard areas where design flood elevations are specified but floodways
have not been designated, the applicant shall demonstrate that the effect of the proposed
buildings and structures on design flood elevations, including fill, when combined with
other existing and anticipated flood hazard area encroachments, will not increase the design
flood elevation more than 1 foot (305 mm) at any point within the jurisdiction.
R322.1.5 Lowest floor.
The lowest floor shall be the lowest floor of the lowest enclosed area, including basement,
and excluding any unfinished flood-resistant enclosure that is useable solely for vehicle
parking, building access or limited storage provided that such enclosure is not built so as
to render the building or structure in violation of this section.
R322.1.6 Protection of mechanical, plumbing and electrical systems.
Electrical systems, equipment and components; heating, ventilating, air conditioning;
plumbing appliances and plumbing fixtures; duct systems; and other service equipment
shall be located at or above the elevation required in Section R322.2 or R322.3. If replaced
as part of a substantial improvement, electrical systems, equipment and components;
heating, ventilating, air conditioning and plumbing appliances and plumbing fixtures; duct
systems; and other service equipment shall meet the requirements of this section. Systems,
fixtures, and equipment and components shall not be mounted on or penetrate through
walls intended to break away under flood loads.
Exception: Locating electrical systems, equipment and components; heating,
ventilating, air conditioning; plumbing appliances and plumbing fixtures; duct systems;
and other service equipment is permitted below the elevation required in Section
R322.2 or R322.3 provided that they are designed and installed to prevent water from
entering or accumulating within the components and to resist hydrostatic and
hydrodynamic loads and stresses, including the effects of buoyancy, during the
occurrence of flooding to the design flood elevation in accordance with ASCE 24.
Electrical wiring systems are permitted to be located below the required elevation
provided that they conform to the provisions of the electrical part of this code for wet
locations.
21
R322.1.7 Protection of water supply and sanitary sewage systems.
New and replacement water supply systems shall be designed to minimize or eliminate
infiltration of flood waters into the systems in accordance with the plumbing provisions of
this code. New and replacement sanitary sewage systems shall be designed to minimize or
eliminate infiltration of floodwaters into systems and discharges from systems into
floodwaters in accordance with the plumbing provisions of this code and Chapter 3 of the
International Private Sewage Disposal Code.
R322.1.8 Flood-resistant materials.
Building materials and installation methods used for flooring and interior and exterior walls
and wall coverings below the elevation required in Section R322.2 or R322.3 shall be flood
damage-resistant materials that conform to the provisions of FEMA TB-2.
R322.1.9 Manufactured homes.
The bottom of the frame of new and replacement manufactured homes on foundations that
conform to the requirements of Section R322.2 or R322.3, as applicable, shall be elevated
to or above the elevations specified in Section R322.2 (flood hazard areas including A
Zones) or R322.3 in coastal high-hazard areas (V Zones and Coastal A Zones). The anchor
and tie-down requirements of the applicable state or federal requirements shall apply. The
foundation and anchorage of manufactured homes to be located in identified floodways
shall be designed and constructed in accordance with ASCE 24.
R322.1.10 As-built elevation documentation.
A registered design professional shall prepare and seal documentation of the elevations
specified in Section R322.2 or R322.3.
R322.2 Flood hazard areas (including A Zones).
Areas that have been determined to be prone to flooding and that are not subject to high-
velocity wave action shall be designated as flood hazard areas. Flood hazard areas that have
been delineated as subject to wave heights between 11/2 feet (457 mm) and 3 feet (914
mm) or otherwise designated by the jurisdiction shall be designated as Coastal A Zones
and are subject to the requirements of Section R322.3. Buildings and structures constructed
in whole or in part in flood hazard areas shall be designed and constructed in accordance
with Sections R322.2.1 through R322.2.3.
R322.2.1 Elevation requirements.
1. Buildings and structures in flood hazard areas, including flood hazard areas
designated as Coastal A Zones, shall have the lowest floors elevated to or above
the base flood elevation plus 1 foot (305 mm), or the design flood elevation,
whichever is higher.
2. In areas of shallow flooding (AO Zones), buildings and structures shall have the
lowest floor (including basement) elevated to a height of above the highest adjacent
grade of not less than the depth number specified in feet (mm) on the FIRM plus 1
22
foot (305 mm), or not less than 3 feet (15 mm) if a depth number is not specified.
3. Basement floors that are below grade on all sides shall be elevated to or above base
flood elevation plus 1 foot (305 mm), or the design flood elevation, whichever is
higher.
Exception: Enclosed areas below the design flood elevation, including basements with
floors that are not below grade on all sides, shall meet the requirements of Section
R322.2.2.
R322.2.2 Enclosed area below design flood elevation.
Enclosed areas, including crawl spaces, that are below the design flood elevation shall:
1. Be used solely for parking of vehicles, building access or storage.
2. Be provided with flood openings that meet the following criteria and are installed
in accordance with Section R322.2.2.1:
2.1.The total net area of nonengineered openings shall be not less than 1 square
inch (645 mm
2
) for each square foot (0.093 m
2
) of enclosed area where the
enclosed area is measured on the exterior of the enclosure walls, or the
openings shall be designed as engineered openings and the construction
documents shall include a statement by a registered design professional that
the design of the openings will provide for equalization of hydrostatic flood
forces on exterior walls by allowing for the automatic entry and exit of
floodwaters as specified in Section 2.7.2.2 of ASCE 24.
2.2. Openings shall be not less than 3 inches (76 mm) in any direction in the plane
of the wall.
2.3 The presence of louvers, blades, screens and faceplates or other covers and
devices shall allow the automatic flow of floodwater into and out of the
enclosed areas and shall be accounted for in determination of the net open
area.
R322.2.2.1 Installation of openings. The walls of enclosed areas shall have openings
installed such that:
1. There shall be not less than two openings on different sides of each enclosed area;
if a building has more than one enclosed area below the design flood elevation,
each area shall have openings.
2. The bottom of each opening shall be not more than 1 foot (305 mm) above the
higher of the final interior grade or floor and the finished exterior grade
immediately under each opening.
23
3. Openings shall be permitted to be installed in doors and windows; doors and
windows without installed openings do not meet the requirements of this section.
R322.2.3 Foundation design and construction. Foundation walls for buildings and
structures erected in flood hazard areas shall meet the requirements of Chapter 4.
Exception: Unless designed in accordance with Section R404:
1. The unsupported height of 6-inch (152 mm) plain masonry walls shall be not more
than 3 feet (914 mm).
2. The unsupported height of 8-inch (203 mm) plain masonry walls shall be not more
than 4 feet (1219 mm).
3. The unsupported height of 8-inch (203 mm) reinforced masonry walls shall be not
more than 8 feet (2438 mm).
For the purpose of this exception, unsupported height is the distance from the finished
grade of the under-floor space to the top of the wall.
R322.2.4 Tanks.
Underground tanks shall be anchored to prevent flotation, collapse and lateral movement
under conditions of the base flood. Above-ground tanks shall be installed at or above the
elevation required in Section R322.2.1 or shall be anchored to prevent flotation, collapse
and lateral movement under conditions of the base flood.
R322.3 Coastal high-hazard areas (including V Zones and Coastal A Zones, where
designated).
Areas that have been determined to be subject to wave heights in excess of 3 feet (914 mm)
or subject to high-velocity wave action or wave-induced erosion shall be designated as
coastal high-hazard areas. Flood hazard areas that have been designated as subject to wave
heights between 11/2 feet (457 mm) and 3 feet (914 mm) or otherwise designated by the
jurisdiction shall be designated as Coastal A Zones. Buildings and structures constructed
in whole or in part in coastal high-hazard areas and coastal A Zones, where designated,
shall be designed and constructed in accordance with Sections R322.3.1 through
R322.3.10.
R322.3.1 Location and site preparation.
1. New buildings and buildings that are determined to be substantially improved
pursuant to Section R105.3.1.1 shall be located landward of the reach of mean high
tide.
2. For any alteration of sand dunes and mangrove stands, the building official shall
require submission of an engineering analysis that demonstrates that the proposed
alteration will not increase the potential for flood damage.
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R322.3.2 Elevation requirements.
1. Buildings and structures erected within coastal high-hazard areas and Coastal A
Zones, shall be elevated so that the bottom of the lowest horizontal structural
members supporting the lowest floor, with the exception of piling, pile caps,
columns, grade beams and bracing, is elevated to or above the base flood elevation
plus 1 foot (305 mm) or the design flood elevation, whichever is higher.
2. Basement floors that are below grade on all sides are prohibited.
3. The use of fill for structural support is prohibited.
4. Minor grading, and the placement of minor quantities of fill, shall be permitted for
landscaping and for drainage purposes under and around buildings and for support
of parking slabs, pool decks, patios and walkways.
5. Walls and partitions enclosing areas below the design flood elevation shall meet
the requirements of Sections R322.3.4 and R322.3.5.
R322.3.3 Foundations.
Buildings and structures erected in coastal high-hazard areas and Coastal A Zones shall be
supported on pilings or columns and shall be adequately anchored to such pilings or
columns. The space below the elevated building shall be either free of obstruction or, if
enclosed with walls, the walls shall meet the requirements of Section R322.3.5. Pilings
shall have adequate soil penetrations to resist the combined wave and wind loads (lateral
and uplift). Water-loading values used shall be those associated with the design flood.
Wind-loading values shall be those required by this code. Pile embedment shall include
consideration of decreased resistance capacity caused by scour of soil strata surrounding
the piling. Pile systems design and installation shall be certified in accordance with Section
R322.3.9. Spread footing, mat, raft or other foundations that support columns shall not be
permitted where soil investigations that are required in accordance with Section R401.4
indicate that soil material under the spread footing, mat, raft or other foundation is subject
to scour or erosion from wave-velocity flow conditions. If permitted, spread footing, mat,
raft or other foundations that support columns shall be designed in accordance with ASCE
24.
Exception: In Coastal A Zones, stem wall foundations supporting a floor system above
and backfilled with soil or gravel to the underside of the floor system shall be permitted
provided the foundations are designed to account for wave action, debris impact,
erosion and local scour. Where soils are susceptible to erosion and local scour, stem
wall foundations shall have deep footings to account for the loss of soil.
R322.3.4 Concrete slabs. Concrete slabs used for parking, floors of enclosures, landings,
decks, walkways, patios and similar uses that are located beneath structures, or slabs that
are located such that if undermined or displaced during base flood conditions could cause
25
structural damage to the building foundation, shall be designed and constructed in
accordance with one of the following:
1. To be structurally independent of the foundation system of the structure, to not
transfer flood loads to the main structure, and to be frangible and break away under
flood conditions prior to base flood conditions. Slabs shall be a maximum of 4 inches
(102 mm) thick, shall not have turned-down edges, shall not contain reinforcing, shall
have isolation joints at pilings and columns, and shall have control or construction
joints in both directions spaced not more than 4 feet (1219 mm) apart.
2. To be self-supporting, structural slabs capable of remaining intact and functional
under base flood conditions, including erosion and local scour, and the main structure
shall be capable of resisting any added flood loads and effects of local scour caused by
the presence of the slabs.
R322.3.5 Walls below design flood elevation.
Walls and partitions are permitted below the elevated floor, provided that such walls and
partitions are not part of the structural support of the building or structure and:
1. Electrical, mechanical and plumbing system components are not to be mounted on
or penetrate through walls that are designed to break away under flood loads; and
2. Are constructed with insect screening or open lattice; or
3. Are designed to break away or collapse without causing collapse, displacement or
other structural damage to the elevated portion of the building or supporting
foundation system. Such walls, framing and connections shall have a resistance of
not less than 10 (479 Pa) and not more than 20 pounds per square foot (958 Pa) as
determined using allowable stress design; or
4. Where wind loading values of this code exceed 20 pounds per square foot (958 Pa),
as determined using allowable stress design, the construction documents shall
include documentation prepared and sealed by a registered design professional that:
4.1. The walls and partitions below the design flood elevation have been designed
to collapse from a water load less than that which would occur during the base
flood.
4.2. The elevated portion of the building and supporting foundation system have
been designed to withstand the effects of wind and flood loads acting
simultaneously on structural and nonstructural building components. Water-
loading values used shall be those associated with the design flood. Wind-
loading values shall be those required by this code.
5. Walls intended to break away under flood loads as specified in Item 3 or 4 have
flood openings that meet the criteria in Section R322.2.2, Item 2.
R322.3.6 Enclosed areas below design flood elevation.
26
Enclosed areas below the design flood elevation shall be used solely for parking of
vehicles, building access or storage.
R322.3.6.1 Protection of building envelope.
An exterior door that meets the requirements of Section R609 shall be installed at the top
of stairs that provide access to the building and that are enclosed with walls designed to
break away in accordance with Section R322.3.5.
R322.3.7 Stairways and ramps. Stairways and ramps that are located below the lowest
floor elevations specified in Section R322.3.2 shall comply with one or more of the
following:
1. Be designed and constructed with open or partially open risers and guards.
2. Stairways and ramps not part of the required means of egress shall be designed and
constructed to break away during design flood conditions without causing damage to
the building or structure, including foundation.
3. Be retractable, or able to be raised to or above the lowest floor elevation, provided
that the ability to be retracted or raised prior to the onset of flooding is not contrary to
the means of egress requirements of the code.
4. Be designed and constructed to resist flood loads and minimize transfer of flood
loads to the building or structure, including foundation.
Areas below stairways and ramps shall not be enclosed with walls below the design flood
elevation unless such walls are constructed in accordance with Section R322.3.5.
R322.3.8 Decks and porches. Attached decks and porches shall meet the elevation
requirements of Section R322.3.2 and shall either meet the foundation requirements of this
section or shall be cantilevered from or knee braced to the building or structure. Self-
supporting decks and porches that are below the elevation required in Section R322.3.2
shall not be enclosed by solid, rigid walls, including walls designed to break away. Self-
supporting decks and porches shall be designed and constructed to remain in place during
base flood conditions or shall be frangible and break away under base flood conditions.
R322.3.9 Construction documents.
The construction documents shall include documentation that is prepared and sealed by a
registered design professional that the design and methods of construction to be used meet
the applicable criteria of this section.
R322.3.10 Tanks.
Underground tanks shall be anchored to prevent flotation, collapse and lateral movement
under conditions of the base flood. Above-ground tanks shall be installed at or above the
elevation required in Section R322.3.2. Where elevated on platforms, the platforms shall
be cantilevered from or knee braced to the building or shall be supported on foundations
that conform to the requirements of Section R322.3.
R322 Flood-Resistant Construction
27
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.
(37) A new Section R328 Resource Efficiency is hereby added to read as follows:
R328 Resource Efficiency
R328.1 Construction waste management. For remodels and additions over 2,500 square
feet, and for all new buildings, a construction waste management plan acceptable to the
building official 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. All concrete, asphalt, masonry, wood, metals and cardboard shall be
recycled. Compliance shall be certified by inspection and documentation and signed final
construction waste management plans. Substantive changes to the plan shall be subject to
prior approval by the building official. All roofing permits are required to submit a final
waste management plan and documentation.
R328.1.1 Building demolitions. Buildings or portions of buildings that are removed shall
be processed in such a way as to safely remove all asbestos and lead paint contaminants.
For all demolitions, excluding non-structural demolitions under 1000 sq.ft. a demolition
waste management plan acceptable to the building official is required at the time of
application for a demolition permit. All metals, asphalt, concrete and masonry that are free
of asbestos and lead paint shall be recycled, and where possible, all remaining materials,
such as doors, windows, cabinets, fixtures, and wood, shall be recycled. Compliance shall
be certified by inspection, documentation, and signed final demolition waste management
plans. Substantive changes to the plan shall be subject to prior approval by the building
official.
(38) A new Section R329 Indoor Environmental Quality hereby added to read as follows:
R329 Indoor Environmental Quality (IEQ)
R329.1 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 finishes; and Green Seal®
standards. Documentation demonstrating compliance be required with delivery of such
materials and shall be available for inspection.
28
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.
(39) A new Section R330 Outdoor Environmental Quality is hereby added to read as follows:
R330 Outdoor Environmental Quality (OEQ)
R330.1 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.
(40) A new Section R331 Operations and Maintenance and Building Owner Education is
hereby added to read as follows:
R331 Operations and Maintenance and Building Owner Education
R331.1 Operations and maintenance. In new buildings, operation and maintenance
information addressing all installed systems shall be provided to the building owner.
(41) Section R401.1 Application is hereby retained in its entirety with the following
amendments:
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 flood hazard areas
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.
Exceptions:
1. Foundations for non-habitable detached accessory buildings. and habitable additions of
less than 120 sq ft. and unlikely to be located on expansive, compressible, or shifting
soils, soils of unknown characteristics, or for other valid reasons as determined by the
building official, need not be designed by a licensed professional.
29
12. The provisions of this chapter shall be permitted to be used for wood foundations
only in the following situations:
1a. In buildings that have no more than two floors and a roof.
2b. Where interior basement and foundation walls are constructed at intervals
not exceeding 50 feet (15 240 mm).
Wood foundations in Seismic Design Category D0, D1
or D2 shall be designed in
accordance with accepted engineering practice.
(42) A new 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.
(43) Section R405.1 Concrete or masonry foundations, is hereby retained in its entirety,
including Table 405.1, with the following amendments:
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 top of the footing or below
the bottom of the slab and shall discharge by gravity or mechanical means into an approved
drainage system. Gravel or crushed stone drains shall extend not less than 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. Except where otherwise recommended
by the drain manufacturer, 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 not less than 2 inches (51
mm) of washed gravel or crushed rock not less than 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
30
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 where when the engineer of record has
determined 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.
…
(44) A new Section R405.3 Landscape irrigation, is added to read as follows:
R405.3 Landscape irrigation. Landscape irrigation systems, other than drip systems,
shall be installed such that the ground surface within 60 inches (1524 mm), measured
perpendicular from the foundation, is not irrigated.
(45) Section R408.1Ventilation is hereby deleted in its entirety and the following is hereby
added in lieu thereof:
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 m
2
) for each 150 square feet (14 m
2
)
of under-floor space area, unless the ground surface is covered by a Class 1 vapor retarder
material. Where 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 m
2
) for each 1,500 square
feet (140 m
2
) of under-floor space area. One such ventilating opening shall be within 3 feet
(914 mm) of each corner of the building.
R408.1 Underfloor ventilation. Underfloor ventilation shall be provided per section
R408.3.
Exception: When the Building Official determines site conditions exist that would require
a vented under-floor space (cold crawl), such as groundwater and other conditions, the
owner can provide underfloor ventilation per section R408.2.
(46) A new 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 designed by a professional engineer and installed in
accordance with such designs.
(47) A new Section R703.4 Flashing is hereby deleted in its entirety to read as follows:
31
R703.4 Flashing. Approved corrosion-resistant flashing shall be applied shingle-fashion
in a manner to prevent entry of water into the wall cavity or penetration of water to the
building structural framing components. Self-adhered membranes used as flashing shall
comply with AAMA 711. Fluid-applied membranes used as flashing in exterior walls shall
comply with AAMA 714. The flashing shall extend to the surface of the exterior wall
finish. Approved corrosion-resistant flashings shall be installed at the following locations:
1. Exterior window and door openings. Flashing at exterior window and door
openings shall extend to the surface of the exterior wall finish or to the water-
resistive barrier complying with Section 703.2 for subsequent drainage.
Mechanically attached flexible flashings shall comply with AAMA 712. Flashing
at exterior window and door openings shall be installed in accordance with one or
more of the following:
1.1. The fenestration manufacturer’s installation and flashing instructions, or for
applications not addressed in the fenestration manufacturer’s instructions,
in accordance with the flashing manufacturer’s instructions. Where flashing
instructions or details are not provided, pan flashing shall be installed at the
sill of exterior window and door openings. Pan flashing shall be sealed or
sloped in such a manner as to direct water to the surface of the exterior wall
finish or to the waterresistive barrier for subsequent drainage. Openings
using pan flashing shall incorporate flashing or protection at the head and
sides.
1.2. In accordance with the flashing design or method of a registered design
professional.
1.3. In accordance with other approved methods.
2. At the intersection of chimneys or other masonry construction with frame or stucco
walls, with projecting lips on both sides under stucco copings.
3. Under and at the ends of masonry, wood or metal copings and sills.
4. Continuously above all projecting wood trim.
5. Where exterior porches, decks or stairs attach to a wall or floor assembly of wood-
frame construction.
6. At wall and roof intersections.
7. At built-in gutters.
R703.4 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
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.
(48) A new Section R703.11.3 Vinyl siding on new buildings is hereby added to read as
follows:
32
Section R703.11.3 Vinyl siding and soffits on new buildings. Vinyl siding and soffits on
new buildings shall be installed over one-hour fire-rated assemblies listed for exterior fire
exposure, in both the vertical and horizontal plane.
(49) A new Section R703.13.2 Insulated vinyl siding on new buildings is hereby added to read
as follows:
Section R703.13.2 Insulated vinyl siding on new buildings. Insulated vinyl siding on
new buildings shall be installed over one-hour fire-rated assemblies listed for exterior fire
exposure, in both the vertical and horizontal plane.
(50) A new Section R703.14.4 Polypropylene siding on new buildings is hereby added to
read as:
R703.14.3 Polypropylene siding on new buildings. Polypropylene on new buildings shall
be installed over one-hour fire-rated assemblies listed for exterior fire exposure, in both the
vertical and horizontal plane.
(51) Section R902.1 Roofing Covering Materials is hereby deleted and is replaced with the
following in lieu thereof:
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 jurisdictions
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.
Exceptions:
1. Class A roof assemblies include those with coverings of brick, masonry and
exposed concrete roof deck.
2. Class A roof assemblies include ferrous or copper shingles or sheets, metal sheets
and shingles, clay or concrete roof tile, or slate installed on noncombustible decks.
3. Class A roof assemblies include minimum 16 ounces per square foot copper sheets
installed over combustible decks.
4. Class A roof assemblies include slate installed over underlayment over
combustible decks.
R902.1 Roofing covering material. 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,
33
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.
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.
(52) Section R905.1.2 Ice barriers is hereby retained in its entirety with the following
amendments:
R905.1.2 Ice barriers. In areas where there has been a history of ice forming along the
eaves causing a backup of water as designated in Table R301.2(1), an ice barrier shall be
installed for asphalt shingles, metal roof shingles, mineral-surfaced roll roofing, slate and
slate-type shingles, wood shingles and wood shakes. The ice barrier shall consist of not
fewer than two layers of underlayment cemented together, or a self-adhering polymer-
modified bitumen sheet shall be used in place of normal underlayment and extend from the
lowest edges of all roof surfaces to a point not less than 24 inches (610 mm) inside the
exterior wall line of the building. On roofs with slope equal to or greater than eight units
vertical in 12 units horizontal (67-percent slope), the ice barrier shall also be applied not
less than 36 inches (914 mm) measured along the roof slope from the eave edge of the
building.
Exceptions:
1. Detached accessory structures not containing conditioned floor area.
2. Re-roofing where the existing roof covering has not been removed.
(53) Section R905.2.1 Sheathing requirements is hereby retained in its entirety with the
following amendments:
R905.2.1 Sheathing requirements Asphalt shingles shall be fastened to solidly sheathed
decks. Gaps in the solid decking shall not exceed 1/8 inch.
(54) A new Section R905.2.4.2 Impact resistance of asphalt shingles is added to read as
follows:
R905.2.4.2 Impact resistance of asphalt shingles. Asphalt shingles shall be Class 4
impact resistant and be tested in accordance with UL 2218 and installed in accordance with
the manufacturer’s installation instructions.
(55) Section R908.1 General is hereby retained in its entirety with the following amendments:
34
R908.1 General. Materials and methods of application used for re-covering or replacing
an existing roof covering shall comply with the requirements of Chapter 9.
Exceptions:
1. Reroofing shall not be required to meet the minimum design slope requirement of
one-quarter unit vertical in 12 units horizontal (2-percent slope) in Section R905
for roofs that provide positive roof drainage.
2. For roofs that provide positive drainage, re-covering or replacing an existing roof
covering shall not require the secondary (emergency overflow) drains or scuppers
of Section R903.4.1 to be added to an existing roof.
3. 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.
(56) Section R1004.1 General is hereby retained in its entirety with the following amendments:
R1004.1 General. Factory-built fireplaces shall be listed and labeled and shall be installed
in accordance with the conditions of the listing. Factory-built fireplaces shall be tested in
accordance with UL 127. 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.
(57) Section R1004.4 Unvented Gas log Heaters is hereby deleted 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.
(58) Section N1101.5 (R103.2) Information on construction documents, is hereby kept
and preserved in its entirety with the following amendments:
N1101.5 (C103 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
35
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:
1. Insulation materials and their R-values.
2. Fenestration U-factors and solar heat gain coefficients
(SHGC).
3. Area-weighted U-factor and solar heat gain coefficient
(SHGC) calculations.
4. Mechanical system design criteria.
5. Mechanical and service water heating systems and
equipment types, sizes and efficiencies.
6. Equipment and system controls.
7. Duct sealing, duct and pipe insulation and location.
8. Air sealing details.
(59) Table N1102.1.2 (Table R402.1.2) Insulation and fenestration criteria requirements by
component is hereby retained in its entirety with the following amendments:
TABLE N1102.1.2
INSULATION AND FENESTRATION REQUIREMENTS BY COMPONENT
a
CLIMATE
ZONE
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
36
a. R-values are minimums. U-factors and SHGC are maximums. Where insulation is installed in a cavity that is less than the label or design
thickness of the
insulation, the installed R-value of the insulation shall be not less than the R-value specified in the table.
b. The fenestration U-factor column excludes skylights. The SHGC column applies to all glazed fenestration.
Exception: In Climate Zones 1 through 3, skylights shall be permitted to be excluded from glazed fenestration SHGC requirements provided that
the SHGC
for such skylights does not exceed 0.30.
c. “10/13” means R-10 continuous insulation on the interior or exterior of the home or R-13 cavity insulation on the interior of the basement wall.
“15/19” means
R-15 continuous insulation on the interior or exterior of the home or R-19 cavity insulation on the interior of the basement wall. Alternatively,
compliance
with “15/19” shall be R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulation on the interior or exterior of the
home.
d. R-5 insulation shall be provided under the full slab area of a heated slab in addition to the required slab edge insulation R-value for slabs. as
indicated in the
table. The slab edge insulation for heated slabs shall not be required to extend below the slab.
e. There are no SHGC requirements in the Marine Zone.
f. Basement wall insulation shall not be required in warm-humid locations as defined by Figure N1101.10 and Table N1101.10.
g. Alternatively, insulation sufficient to fill the framing cavity providing not less than an R-value of R-19.
h. The first value is cavity insulation, the second value is continuous insulation. Therefore, as an example, “13+5” means R-13 cavity insulation
plus R-5
continuous insulation.
i. Mass walls shall be in accordance with Section N1102.2.5. The second R-value applies where more than half of the insulation is on the interior
of the masswall.
j. All rim joists and adjoining plates shall be air-sealed and insulated using spray foam insulation to R-15 minimum.
k. All rim joists and adjoining plates shall be air-sealed.
l. R-15 batt is allowed for existing dwellings with uninsulated basements.
(60) Table N1102.1.4 (Table R402.1.4) Equivalent U-Factors is hereby deleted in its entirety
and the following is hereby added in lieu thereof:
TABLE N1102.1.4
EQUIVALENT U-FACTORS
a
a. Non-fenestration U-factors shall be obtained from measurement, calculation or an approved source.
b. Mass walls shall be in accordance with Section N1102.2.5. Where more than half the insulation is on the
interior, the mass wall U-factors shall be a maximum of 0.17 in Zone 1, 0.14 in Zone 2, 0.12 in Zone 3, 0.087
in Zone 4 except Marine, 0.065 in Zone 5 and Marine 4, and 0.057 in Zones 6 through 8. the mass wall U-
factor shall be the same as the frame wall U-factor.
c. Basement wall U-factor of 0.360 in warm-humid locations as defined by Figure N1101.10 (R301.1) and
Table (R301.1)
(61) Section N1102.2 (R402.2) Specific insulation requirements is hereby retained in its
entirety with the following amendments:
N1102.2 (R402.2) Specific insulation requirements (Prescriptive) In addition to the
requirements of Section N1102.1, insulation shall meet the specific requirements of
Sections N1102.2.1 through N1102.2.13. All insulation shall be installed to meet
CLIMATE ZONE
HEATING
SYSTEM
TYPE
FENESTRATION
U-FACTOR
SKYLIGHT
U-FACTOR
CEILING
UR-
VALUE
FRAME
WALL
U-FACTOR
MASS
37
Residential Energy Services Network (RESNET) Grade I standard with six-sided
encapsulation.
(62) Section N1102.2.3 (R402.2.3) Eave baffles is hereby retained in its entirety with the
following amendments:
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 baffles 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 full height, at the outside edge of the exterior wall top plate, with
air impermeable materials so as to contain the attic insulation to a minimum R-19 over the
exterior wall top plate.
(63) Section N1102.2.10 Slab-on-grade floors is hereby retained in its entirety with the
following amendments:
N1102.2.10 Slab-on-grade floors (Mandatory) Slab-on-grade floors with a floor surface
less than 12 inches (305 mm) below grade shall be insulated in accordance with Table
N1102.1.2. The insulation shall extend downward from the top of the slab on the outside
or inside of the foundation wall. Insulation located below grade shall be extended the
distance provided in Table N1102.1.2 by any combination of vertical insulation, insulation
extending under the slab, or insulation extending out from the building. Insulation
extending away from the building shall be protected by pavement or by not less than 10
inches (254 mm) of soil. The top edge of the insulation installed between the exterior wall
and the edge of the interior slab shall be permitted to be cut at a 45-degree (0.79 rad) angle
away from the exterior wall. Slab-edge insulation is not required in jurisdictions designated
by the building official as having a very heavy termite infestation.
(64) A new Section N1102.2.14 (R402.2.14) Rim insulation requirements is hereby added
to read as follows:
N1102.2.14 (R402.2.14) Rim insulation requirements All rim plates and rim joist that
are part of the thermal envelope shall be air-sealed. All rim plates and rim joist that 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 N1102.1.2.
Where spray foam insulation is not used at the rim joist and adjoining plates, the rim joists
and adjoining plates shall be insulated to minimum R-19.
(65) Section N1102.4.1.2 (R402.4.1.2) Testing is hereby retained in its entirety with the
following amendments:
38
N1102.4.1.2 (R402.4.1.2) Testing. The building or dwelling unit shall be tested and
verified as having an air leakage rate of not exceeding five air changes per hour in Climate
Zones 1 and 2, and three air changes per hour in Climate Zones 3 through 8. Testing shall
be conducted in accordance with RESNET/ICC 380 ASTME E779 or ASTEM E1827 and
reported at a pressure of 0.2 inch w.g. (50 Pascals). 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. Testing shall comply with the City of Fort Collins Building Code Air
Tightness Testing Protocols for new attached and detached single family dwellings.
. . .
(66) Section N1102.5 Maximum fenestration U-factor and SHGC (Mandatory) is hereby
deleted in its entirety and the following is hereby added in lieu thereof:
N1102.5 (R402.5) Maximum fenestration U-factor and SHGC (Mandatory). The area-
weighted average maximum fenestration U-factor permitted using tradeoffs from Section
N1102.1.4 or N1105 shall be 0.48 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
Secton N1105 in Climate Zones 1 through 3 shall be 0.50.
N1102.5 (R402.5) Maximum fenestration U-factor and SHGC (Mandatory). 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.
(67) Section N1103.3.1 (R403.3.1) Insulation is hereby retained in its entirety with the
following amendments:
N1103.3.1 (R403.3.1) Insulation (Prescriptive) (Mandatory). Supply and return ducts in
attics shall be insulated to an R-value of not less than R-8 for ducts 3 inches (76 mm) in
diameter and larger and not less than R-6 for ducts smaller than 3 inches (76 mm) in
diameter. Supply and return ducts in other portions of the building shall be insulated to not
less than R-6 for ducts 3 inches (76 mm) in diameter and to not less than R-4.2 for ducts
smaller than 3 inches (76.2 mm) in diameter.
Exception: Ducts or portions thereof located completely inside the building thermal
envelope.
(67) Section N1103.3.7 (R403.3.7) Ducts located in conditioned space is hereby retained in
its entirety with the following amendments:
39
N1103.3.7 (R403.3.7) Ducts located in conditioned space. For ducts to be considered as
inside a conditioned space, such ducts shall comply with either of the following: the duct
system shall be located completely within the continuous air barrier and within the building
thermal envelope.
1. The duct system is located completely within the continuous air barrier and within the
building thermal envelope.
2. The ducts are buried within ceiling insulation in accordance with Section N1103.3.6 and
all of the following conditions exist:
2.1. The air handler is located completely within the continuous air barrier and within the
building thermal envelope.
2.2. The duct leakage, as measured either by a rough-in test of the ducts or a post-
construction total system leakage test to outside the building thermal envelope in
accordance with Section N1103.3.4, is less than or equal to 1.5 cubic feet per minute (42.5
L/min) per 100 square feet (9.29 m
2
) of conditioned floor area served by the duct system.
2.3. The ceiling insulation R-value installed against and above the insulated duct is greater
than or equal to the proposed ceiling insulation R-value, less the R-value of the insulation
on the duct.
(68) Section N1105.1 (R405.1) Scope is hereby retained in its entirety with the following
amendments:
N1105.1 (R405.1) Scope. This section establishes criteria for compliance using simulated
energy performance analysis. Such analysis shall include heating, cooling, mechanical
ventilation and service water heating energy only. In addition, requirements for the
Simulated Performance Alternative are detailed within the City of Fort Collins Residential
New Construction Simulated Performance Alternative (SPA) Guide.
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.
(69) A new 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 and adjusted per City of Fort Collins, Residential New Construction
Mechanical Systems Testing Guide and 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 the issuance of
the Certificate of Occupancy.
(70) Section M1401.3 Equipment and appliance sizing is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
40
M1401.3 Equipment and appliance sizing.
Heating and cooling equipment and appliances shall be sized in accordance with ACCA
Manual S or other approved sizing methodologies based on building loads calculated in
accordance with ACCA Manual J or other approved heating and cooling calculation
methodologies.
Exception: Heating and cooling equipment and appliance sizing shall not be limited to the
capacities determined in accordance with Manual S where either of the following
conditions applies:
1. The specified equipment or appliance utilizes multistage technology or variable
refrigerant flow technology and the loads calculated in accordance with the approved
heating and cooling calculation methodology are within the range of the manufacturer’s
published capacities for that equipment or appliance.
2. The specified equipment or appliance manufacturer’s published capacities cannot
satisfy both the total and sensible heat gains calculated in accordance with the approved
heating and cooling calculation methodology and the next larger standard size unit is
specified.
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 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.
41
M1401.3.3 Matched components. Air-conditioning, Heating and Refrigeration Institute
(AHRI) matched evaporators, condensing units and air handlers shall be required.
(71) Section, M1414.1 General is hereby retained in its entirety with the following
amendments:
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.
(72) A new 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.
(73) Section M1502.4.2 Duct installation is hereby retained in its entirety with the following
amendments:
M1502.4.2 Duct installation. Exhaust ducts shall be supported at intervals not to exceed
12 feet (3658 mm) and shall be secured in place. The insert end of the duct shall extend
into the adjoining duct or fitting in the direction of airflow. Exhaust duct joints shall be
sealed in accordance with Section M1601.4.1 and shall be mechanically fastened. Ducts
shall not be joined with screws or similar fasteners. that protrude more than 1/8 inch (3.2
mm) into the inside of the duct. Where dryer exhaust ducts are enclosed in wall or ceiling
cavities, such cavities shall allow the installation of the duct without deformation.
(74) Section M1505.4 Whole-house mechanical ventilation system is hereby deleted in its
entirety and the following is hereby added in lieu thereof:
M1505.4 Whole-house mechanical ventilation system. Whole-house mechanical
ventilation systems shall be designed in accordance with Sections M1505.4.1
throughM1505.4.4.
M1505.4.1 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.
M1505.4.2 System controls. The whole-house mechanical ventilation system shall be
provided with controls that enable manual override.
42
M1505.4.3 Mechanical ventilation rate. The whole house mechanical ventilation system
shall provide outdoor air at a continuous rate as determined in accordance with
TableM1505.4.3(1) or Equation 15-1.
Ventilation rate in cubic feet per minute + (0.01 x total square foot area of house) + [7.5 x
(number of bedrooms + 1)]
Equation 15-1
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 M1505.4.3(1)
is multiplied by the factor determined in accordance with Table M1505.4.3(2).
M1505.4 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 M1505.4.1 through M1505.4.4. System design documents shall be submitted
to the Building Official at the time of application for a building permit.
(75) Section M1601.1 Duct design is hereby retained in its entirety with the following
amendments:
M1601.1 Duct design. Duct systems serving heating, cooling and ventilation equipment in
new buildings or new systems in additions shall be designed and fabricated in installed in
accordance with the provisions of this section and ACCA Manual D, the appliance
manufacturer’s installation instructions or other approved methods.
(76) Section M1601.1.1 Above-ground duct systems, is hereby retained in its entirety with the
exception of subsection 7 (including subsections 7.1 through 7.5), which is stricken in its
entirety.
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.
43
. . .
(77) A new Section, M1601.4.11 Construction debris and contamination is hereby added to
read as follows:
M1601.4.11 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.
(78) Section M1602.2 Return air openings is hereby retained in its entirety with the following
amendments:
M1602.2 Return Airair Openings openings. A return air path shall be provided in all
habitable rooms by means of ducts or transfer grills. Return air openings for heating,
ventilation and air conditioning systems shall comply with all of the following:
. . .
(79) Section G2404.3 (301.3) Listed and labeled is hereby retained in its entirety with the
following amendments:
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.
(80) Section G2406.2 (303.3) Prohibited locations is hereby retained in its entirety with the
exception of subsections 3 and 4 which are stricken in their entirety.
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.
…
(81) Section G2407.11 (304.11) Combustion air ducts is hereby retained in its entirety with the
following amendments:
44
G2407.11(304.11) Combustion air ducts. Combustion air ducts shall comply with all of
the following:
1. Ducts shall be constructed of galvanized steel complying with Chapter 16 or of a
material having equivalent corrosion resistance, strength and rigidity.
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.
…
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.
…
(82) Section G2415.12 (404.12) Minimum burial depth is hereby retained in its
entirety with the following amendments:
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 G2415.12.1. all other pipe materials shall be installed a minimum
depth of 12 inches below grade.
(83) Section G2415.12.1 (404.12.1) Individual outside appliance is hereby deleted in its
entirety.
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) below finished
grade.
(84) Section G2417.4.1 (406.4.1) Test pressure is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
G2417.4.1 (406.4.1) Test pressure. The test pressure to be used shall be not less than 11/2
times the proposed maximum working pressure, but not less than 3 psig (20 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.
45
G2417.4.1 (406.4.1) Test pressure. The test pressure to be used for non-welded pipe shall
be 10psi minimum and 60 psi for welded pipe.
(85) Section G2425.8 (501.8) Appliances not required to be vented is hereby kept and
preserved in its entirety with the following amendments:
G2425.8 (501.8) Appliances not required to be vented. The following appliances shall
not be required to be vented.
1. Ranges.
2. Electric Bbuilt-in domestic cooking units listed and marked for optional venting.
3. Hot plates and laundry stoves.
4. Type 1 clothes dryers (Type 1 clothes dryers shall be exhausted in accordance with
the requirements of Section G2439).
5. Refrigerators.
6. Counter appliances.
7. Room heaters listed for unvented use.
Where the appliances listed in Items 5 through 7 are installed so that the aggregate input
rating exceeds 20 Btu per hour per cubic foot (207 W/m
3
) of volume of the room or space
in which such appliances are installed, one or more shall be provided with venting systems
or other approved means for conveying the vent gases to the outdoor atmosphere so that
the aggregate input rating of the remaining unvented appliances does not exceed 20 Btu
per hour per cubic foot (207 W/m
3
). 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.
(86) Section G2427.5.5.1 (503.5.6.1) Chimney lining is hereby retained in its entirety with
the following amendments:
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.
(87) Section G2427.6.5 (503.6.6) Minimum height is hereby retained in its entirety with the
following amendments:
G2427.6.5 (503.6.6) 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 not less than 12 feet (3658 mm) in vertical
46
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.
(88) 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 (207 W/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.
(89) A new Section G2447.6 (623.8) Kitchens with gas cooking is hereby added to read as
follows:
47
G2447.6 Kitchens with gas cooking. Residential kitchens with gas cooking appliances
shall be supplied with an exhaust system vented to the outside in accordance with section
M1503. 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.
(90) A new 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.
(91) Section P2903.2 Maximum flow and water consumption is hereby retained in its entirety
with the following amendments:
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, excluding fixtures and fixture fittings that are not labeled
under the WaterSense® program.
(92) Table P2903.2 is hereby retained in its entirety with the following amendments:
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
1.8 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 600 grams. Dual flush
gallons per flushing cycle: Average of three flushes (two reduced flushes and one full flush)
For SI: 1 gallon per minute = 3.785 L/m, 1 pound per square inch = 6.895kPa
a. A handheld shower spray is also a shower head
b. Consumption tolerances shall be determined from referenced standards.
(93) A new Section E3401.5 Electrical Vehicle Ready is hereby added to read as follows:
48
Section E3401.5 Electrical Vehicle Ready. All new single family dwellings with an
attached garage or carport shall be provided with an empty conduit of 1/2 inch (12.7 mm)
minimum, installed from the dwellings electrical panel board to a junction box in readily
accessible location in the garage or carport, capable of supporting a 30 ampere 220 volt
outlet.
(94) A new Section E3401.6 Photovoltaic Ready is hereby added to read as follows:
Section E3401.6 Photovoltaic Ready All new single family dwellings shall be provided
with an empty metallic conduit of 3/4 inch (19.05 mm) minimum, installed from the
dwellings attic space beneath the roof which most likely would support the majority of
installed photovoltaic system, to a junction box located within 12 inches of the dwellings
electrical meter or connected directly to the dwellings electrical panel board.
(95) Chapter 44 Referenced Standards is hereby retained in its entirety with the
following amendments:
…
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.
Green Seal® 1001 Connecticut Avenue, NW
Suite 827
Washington, DC 20036-5525
49
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.
…
(96) APPENDIX E, MANUFACTURED HOUSING USED AS DWELLINGS, is hereby
adopted in its entirety.
(97) APPENDIX F, RADON CONTROL METHODS, is hereby retained in its
entirety with the following amendments:
…
AF101.1 General. This appendix contains requirements for all radon-resistant
construction required for all new dwellings constructed under this code. construction in
jurisdictions where radon-resistant construction is required.
Inclusion of this appendix by jurisdictions shall be determined through the use of
locally available data or determination of Zone 1 designation in Figure AF101 and Table
AF101(1).
50
…
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. Each radon reduction vent pipe riser shall serve no
more than 4000 square feet of uninterrupted under slab/floor area. The gas-permeable layer
shall consist of one of the following:
1. A uniform layer of clean aggregate, not less than 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.
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.
…
AF103.5 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.
51
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.
AF103.5.2 Soil-gas-retarder. The soil in crawl spaces shall be covered with a continuous
layer of minimum 6-mil (0.15 mm) polyethylene or 3 mil (0.75 mm) cross laminated
polyethylene soil gas retarder. The ground cover shall be lapped not less than 12 inches at
joints and sealed or taped. The edges of the ground cover shall extend a minimum of 12
inches (152 mm) up onto all foundation walls enclosing the under-floor space and be sealed
to the wall and any footing pads. 6 mil polyethylene shall also be sealed and mechanically
fastened to the wall. An interior perimeter drain tile loop shall be connected to a plumbing
tee or other approved connection as per AF103.5.3.
AF103.13 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 receptacle outlet shall be provided within 4 feet
(1.219 m) of and within sight from designated fan locations and installed so as to not be
covered by insulation. A light fixture shall be installed in the area of future fan location.
…
SECTION AF 102 DEFINITIONS
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.
SOIL-GAS-RETARDER. A continuous membrane of 6-mil (0.15 mm) polyethylene, 3-
mil (0.075 mm) cross-laminated polyethylene or other equivalent material used to retard
the flow of soil gases into a building.
(98) APPENDIX H, PATIO COVERS, is hereby adopted in its entirety.
(99) APPENDIX M, HOME DAY-CARE R-3 OCCUPANCIES, is hereby adopted in its
entirety.
52
(100) APPENDIX Q, TINY HOUSES, is hereby adopted in its entirety.
Section 4. The City Attorney and the City Clerk are authorized to modify the formatting
and to make such other amendments to this Ordinance as necessary to facilitate publication in the
Fort Collins Municipal Code; provided, however, that such modifications and amendments shall
not change the substance of the Code provisions.
Introduced, considered favorably on first reading, and ordered published this 18th day of
December, A.D. 2018, and to be presented for final passage on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
53
NOTICE OF PUBLIC HEARING
NOTICE is hereby given of a public hearing to be held before the City Council of the City
of Fort Collins, Colorado, on the 4th day of December, A.D., 2018 at 6:00 p.m., or as soon
thereafter as the matter may come on for hearing, in the Council Chambers at the City Hall, 300
LaPorte Avenue, Fort Collins, Colorado for the purpose of considering the adoption of ordinances
adopting by reference the 2018 International Building Code, 2018 International Residential Code,
2018 International Energy Conservation Code, 2018 International Mechanical Code, and the
2018 International Fuel Gas Code, 2018 International Existing Building Code, and the 2018
International Pool and Spa Code, together with local amendments, promulgated by the
International Code Council.
Not less than one (1) copy of said Codes has been, and now is on file in the Office of the
City Clerk of the City of Fort Collins and is available for public inspection.
The purpose of the International Building Code, International Residential Code,
International Energy Conservation Code, International Mechanical Code, the International Fuel
Gas Code, 2018 International Existing Building Code, and the 2018 International Pool and Spa
Code adopted by said ordinance is to provide for protection of public health and safety and general
welfare.
The City of Fort Collins will make reasonable accommodations for access to City services,
programs and activities and will make special communication arrangements for persons with
disabilities. Please call 221-6515 (V/TDD: Dial 711 for Relay Colorado) for assistance.
This notice is given and published by order of the City of Fort Collins, Colorado.
Dated at Fort Collins, Colorado this 18th day of November, A.D. 2018.
Delynn Coldiron
City Clerk
ORDINANCE NO. 174, 2018
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE V, DIVISION 1 OF THE CODE OF THE CITY OF
FORT COLLINS FOR THE PURPOSE OF AMENDING THE COLORADO PLUMBING
CODE
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest nationally
recognized building standards available for the times; and
WHEREAS, the City currently recognizes the Colorado Plumbing Code at Chapter 5,
Article V of the Code of the City of Fort Collins, with local amendments thereto (“CPC”), which
CPC applies to the installation, alteration or repair of plumbing and drainage systems in the City;
and
WHEREAS, the CPC constitutes minimum requirements and standards governing the
inspection, installation, alteration, and repair of the plumbing fixtures, appliances, and systems
throughout the City for the healthy, safety and welfare of the City and its citizens 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 local amendment to the CPC be further
amended to clarify requirements pertaining to maximum flow and water consumption.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. That the City Code is hereby amended in the following respects:
Sec. 5-126. - Amendments and deletions to code.
The Colorado Plumbing Code as adopted is hereby amended in the following respects:
(1) Section 604 TABLE 604.4 is hereby amended as follows:
604.4 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 604.4 and such fixtures and fittings shall be
Environmental Protection Agency (EPA) WaterSense® labeled fixtures, excluding
fixtures and fixture fittings that are not labeled under the WaterSense® program.
Table 604.4
Maximum Fixture and Fitting Flow Rates for Reduced Water Consumption
Maximum Flow Rates and Consumption for Plumbing Fixtures and Fixture Fittings
Plumbing Fixture of Fixture Fitting Plumbing Fixture of Fixture Fitting Maximum Flow Rate of
Quantityb
Lavatory faucet, private 2.2 gpm 0.5 gallon per minute at 60 psi for non-residential
occupancy
1.5 gallons per minute at 60 psi for R and I occupancies
Lavatory, faucet public (metering) 0.25 gpm gallon per metering cycle
Lavatory faucet, public (other than metering) 0.5 gpm gallon per minute at 60 psi
Shower head (includes hand held) a 2.5gpm 1.8 gallon per minute at 80 psi
2.0 gallon per minute at 80 psi for I and E occupancies
Sink faucet 2.2gpm 1.8 gallon per minute at 60 psi
Urinal 1.0 0.5 gallons per flushing cycle
Water closet 1.6 1.28 gallons per flushing cycle, with minimum MaP (solid-
waste removal performance threshold) of 600 grams. Dual Flush
gallons per flushing cycle: Average of three flushes (two
reduced flushes and one full flush)
Pre-rinse Spray Valves (food service) Must meet federal requirements
Bar sinks (food service) 2.2 gallon per minute at 60 psi
For SI: 1 gallon = 3.785 L, 1 gallon per minute = 3.785 L/m,
1 pound per square inch = 6.895 kPa.
a. A hand-held shower spray is a shower head.
b. Consumption tolerances shall be determined from referenced standards.
Section 3. The City Attorney and the City Clerk are authorized to modify the
formatting and to make such other amendments to this Ordinance as necessary to facilitate
publication in the Fort Collins Municipal Code; provided, however, that such modifications and
amendments shall not change the substance of the Code provisions.
Introduced, considered favorably on first reading, and ordered published this 18th day of
December, A.D. 2018, and to be presented for final passage on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 2nd day of January, A.D. 2019.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
WALL
U-
FACTORb
FLOOR
U-
FACTOR
BASEMENT
WALL
U-FACTOR
CRAWL
SPACE
WALL
U-
FACTOR
1
Nonelectric heat
0.50
0.30
0.75
0.55
0.035
0.026
0.082
0.060
0.197
0.082
0.064
0.033
0.360
0.050
0.477
0.055
2
Electric heat
0,40
0.30
0.65
0.55
0.030
0.026
0.082
0.048
0.165
0.060
0.064
0.033
0.360
0.050
0.477
0.055
4 except Marine 0.35 0.55 0.026 0.057 0.098 0.047 0.059 0.065
5 and Marine 4 0.32 0.55 0.26 0.057 0.082 0.033 0.050 0.055
6 0.32 0.55 0.026 0.048 0.060 0.033 0.050 0.055
7 and 8 0.32 0.55 0.026 0.048 0.057 0.028 0.050 0.055
&
DEPTH
CRAWLc
SPACE
WALL
R-
VALUE
1
Non-
Electric
heat
NR
0.30
0.75
0.55
0.25
NR
30
49
13
20 or
13 + 5
3/4
13/17
13
30
0
10/13h
15/19i
0
10,2
ft
0
10/13j
15/19i
2
Electric
heat
0.40
0.30
0.65
0.55
0.25
NR
38
49
13
20+5
4/6
15/19
13
30
0
15/19
0
10,3
ft
0
15/19
3 0.32
0.55 0.25 38 20 or 13 +
5h
8/13 19 5/13f 0 5/13
4 except
Marine
0.32 0.55 0.40 49 20 or 13 _
5h
8/13 19 10/13 10, 2ft 10/13
5 and
Marine 4
0.32 0.55 NR 49 20 or 13 +
5h
13/17 30q 15/19 10, 2ft 15/19
6 0.32 0.55 NR 49 20 + 5 or
13 + 10h
15/20 30q 15/19 10, 4ft 15/19
7 and 8 0.32 0.55 NR 49 20 + 5 or
13 + 10h
19/21 38q 15/19 10, 4
ft
15/10
For SI: 1 foot = 304.8 mm.
NR = Not Required.
OD
HAZA
RDSg
AIR
FREE
ZING
INDEX
i
MEA
N
ANN
UAL
TEM
Pj
Spe
edd
(m
ph)
Topogra
phic
effect
sk
Special
wind
regio
nl
Windb
orne
debris
zonem
Weather
inga
Frost
line
dep
thb
Termit
ec
— — — — — — — — — — — — — —
M
A
N
U
A
L
J
D
E
S
I
G
N
C
R
I
T
E
R
I
A
n
Elevation Lattitud
e
Win
ter
heati
ng
Su
m
m
er
co
oli
ng
Altitu
de
correctio
n factor
Indoor
desig
n
temp
eratur
e
Desi
gn
temperatur
e cooling
Heating
tempe
rature
differe
nce
— — — — — — — —
Cooling
temperature difference
Wind
velocity
heating
Wind
velo
city
cooli
ng
Coi
nci
de
nt
we
t
bul
b
D
a
i
l
y
r
a
n
g
e
Wi
nter
hum
idity
S
u
m
m
e
r
h
u
m
i
d
i
t
y
—
— — — — — — —
—
For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
a. Where weathering requires a higher strength concrete or grade of masonry than necessary to satisfy the structural requirements
of this code, the frost line depth strength required for weathering shall govern. The weathering column shall be filled in with
the weathering index, “negligible,” “moderate” or “severe” for concrete as determined from Figure R301.2(4). The grade of
masonry units shall be determined from ASTM C34, C55, C62, C73, C90, C129, C145, C216 or C652.
b. 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(5)A].
Wind exposure category shall be determined on a site-specific basis in accordance with Section R301.2.1.4.