HomeMy WebLinkAbout100 - 09/21/2010 - AMENDING CHAPTER 5, ARTICLE II, DIVISION 2, OF THE CITY CODE FOR THE PURPOSE OF REPEALING THE 2003 I ORDINANCE NO. 100, 2010
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE I1, DIVISION 2, OF THE CODE
OF THE CITY OF FORT COLLINS FOR THE PURPOSE OF
REPEALING THE 2003 INTERNATIONAL
RESIDENTIAL CODE(IRC), AND ADOPTING THE
2009 INTERNATIONAL RESIDENTIAL CODE, WITH AMENDMENTS
WHEREAS, since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times; and
WHEREAS, upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align the five interconnected basic construction codes under
one publication year; and
WHEREAS, the five interconnected basic construction codes are the International
Building Code, International Residential Code, International Mechanical Code, International
Fuel Gas Code, and International Energy Conservation Code; and
WHEREAS, the City Council has determined that the 2009 publication year of the five
interconnected basic construction codes ought to be adopted and that their counterpart codes
previously adopted should be repealed both in order to align the publication years of the codes
and also because the 2009 publications contain improvements in construction code regulation;
and
WHEREAS, City staff has conducted a significant public outreach program, working
with the regulated construction industry and building professionals; and
WHEREAS, the adoption of the five interconnected basic construction codes has been
presented to and recommended by the Affordable Housing Board, the Commission on Disability,
the Air Quality Advisory Board, the Natural Resources Advisory Board, the Building Review
Board, the Electric Board, the Landmark Preservation Commission and the Water Board; and
WHEREAS, the Council of the City of Fort Collins has determined that it is in the best
interest of the health, safety and welfare of the City and its citizens that the 2003 International
Residential Code be repealed and that in its place, the 2009 International Residential Code, be
adopted, with amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Section 5-26(d) of the Code of the City of Fort Collins is hereby
amended to read as follows:
(d) Pursuant to the power and authority conferred on the City Council by Section 31-
16-202, C.R.S., and Article 11, Section 7 of the Charter, the City Council hereby repeals
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the 2003 Edition of the International Residential Code, and adopts as the residential
building code of the City the 2009 International Residential Code published by the
International Code Council, as amended by the City, which shall have the same force and
effect as though set forth in full herein. The subject matter of the International
Residential Code adopted herein includes comprehensive provisions and standards'for the
protection of the public health and safety by prescribing regulations governing the
construction,alteration, enlargement, relocation, replacement, repair, equipment, use and
occupancy, location, removal and demolition of, and its applicability is hereby limited to,
individual nonattached one- and two-family dwellings and multiple single-family
dwellings (townhouses) not more than three (3) stories above. grade in height with a
separate means of egress, and their accessory structures.
Section 2. That Section 5-30 of the Code of the City of Fort Collins is hereby
repealed and reenacted to read as follows:
Sec. 5-30 Amendments and deletions to code.
The 2009International Residential Code adopted herein is hereby amended in the following
respects:
(1)Section RI01.1 Title is hereby amended to read as follows:
"R101.1 Title. These provisions shall be known as the Residential Code for One- and
Two-family Dwellings of the City of Fort Collins and shall be cited as such and will be
referred to herein as "this code."
(2)Section R102.4 Referenced codes and standards, is hereby amended to read as follows:
"R102.4 Referenced codes and standards. The codes and standards referenced herein
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. Where differences occur between
provisions of this code and referenced codes and standards, the provisions of this code
shall apply."
(3)Section R103 Code Administration is hereby amended to read as follows:
"SECTION 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, items 1, 3, 5, 7, 8, 9, 11, 12, 13, 14 under the
heading of"Building" are amended to read as follows:
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"R105.2 Work exempt from permit. Permits shall not be required for the following
buildings, structures, or alterations thereto listed below. Exemption from the 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
the City.
Building:
l.Detached one-story accessory buildings used for lawn and garden equipment storage, tool
storage and similar uses, provided such buildings do not exceed 120 square feet (11.15 m2)
of floor area nor 8 feet (2.438 m) in height, do not house flammable liquids in quantities
exceeding 10 gallons (38 1) per building and are constructed entirely of noncombustible
materials when located less than 3 feet(0.914 m) from an adjoining property line.
3. Retaining walls that are not over 4 feet (1219 mm) in height measured from the low side
grade to the top of the wall, provided the horizontal distance to the next uphill retaining
wall is at least equal to the total height of the lower retaining wall, unless supporting a
surcharge or impounding Class I, II or IIIA liquids.
5. Platforms and decks 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. Prefabricated and portable swimming or wading pools, hot tubs or spas when the walls are
entirely above grade and which cannot contain water more than 24 inches (610 mm) deep.
8. Swings and other play or playground equipment, including elevated playhouses not
exceeding 120 square feet (11.15 m2)of floor area nor 8 feet (2.438 m) in height measured
from the floor to the highest point of such structure, designed and used exclusively for play.
9. Window awnings on Group R, Division 3 and Group U Occupancies projecting not more
than 54 inches (1372 mm), window replacement requiring no structural alteration and when
such work is determined not to be historically significant, storm window, storm door and
rain gutter installation.
11. Roofing repair or replacement work not exceeding one square (100 square feet) of
covering per building.
12. Replacement of nonstructural siding.
13.Minor work valued at less than $500 when such minor work does not involve alteration of
structural components, fire-rated assemblies, plumbing, electrical, mechanical or fire-
extinguishing systems.
14. Decorative ponds, fountains and pools which cannot contain water more than 24 inches
(610 mm) deep."
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(5) Section R105.2 Work exempt from permit, is further amended by deleting all headings and
references under Electrical, Gas, and Mechanical.
(6) Section R105.5 Expiration is hereby amended by adding a second paragraph to read as
follows:
"Both prior to and subsequent to the effective date of this code, any work authorized by a
permit regulated by this code or any other building construction code administered by the
building official that involves the construction or alteration of an exterior building
component, assembly or finish material, such as the foundation, wall and roof framing,
sheathing, siding, fenestration, and roof covering, shall be fully finished and completed for
permanent outdoor exposure within 24 months of date of this issuance of such permit,
regardless of when then permit was issued. Failure to comply with the preceding specified
time period shall constitute a violation of this code, resulting in revocation of the permit, and
shall subject the permit holder and property owner to all penalties provided by the Code of
the City. "
(7)Section R105.10 Premises Identification is hereby added to read as follows:
"R105.10 Premises Identification. The approved permit number and street address number
shall be displayed and be plainly visible and legible from the public street or road fronting
the property on which any new building is being constructed."
(8)Section R105.11 Transfer of permits, is hereby added to read as follows:
"R105.11 Transfer of permits. A current valid building permit may be transferred from one
party to another upon written application to the building official. When any 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 R106.1.3 Information for construction in areas prone to flooding is hereby
amended to read as follows:
"R106.1.3 Information for construction in areas prone to flooding. "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 Code of the City, Chapter 10, entitled `Flood Prevention and Protection'."
(10) Section R106.1.4 Grading performance plans and certificate, is hereby added to read as
follows:
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"R106.1.4 Grading performance plans and certificate. Every building permit application
for a new building regulated by this code shall be accompanied by a site drainage/grading
performance plan as prescribed by City standards."
(11)Section R106.1.5 Exterior wall envelope, is hereby added to read as follows:
"R106.1.5 Exterior wall envelope. Construction documents for all buildings shall describe
the exterior wall envelope in sufficient detail to determine compliance with this code. When
applicable as determined by the building official, construction documents submitted as part
of the building permit application shall provide details of the exterior wall envelope as
required, including flashing, intersections of dissimilar materials, corners, end details, control
joints, intersections at roof, eaves, or parapets, means of drainage, water-resistive membrane,
and details around openings. The construction documents shall include manufacturing
installation instructions that provide supporting documentation that the proposed penetration
and opening details described in the construction documents maintain the weather resistance
of the exterior wall envelope. The supporting documentation shall fully describe the exterior
wall system which was tested, where applicable, as well as the test procedure used."
(12) Section R106.3.1 Approval of construction documents, is hereby amended to read as
follows:
"R106.3.1 Approval of construction documents. When the building official issues a
permit, the construction documents shall be approved in writing or by a stamp. 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."
(13)Section R107, TEMPORARY STRUCTURES AND USES, is deleted in its entirety.
(14)Section R108, FEES, is hereby amended in its entirety to read as follows:
"SECTION 108 FEES
R108.1 Payment of fees. All items relating to fees shall be as specified and in accordance
with Section 109 Fees of the adopted International Building Code."
(15)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."
(16)Section R110.2 Change in use, is hereby amended to read as follows:
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"R110.2 Change in use. Changes in the character or use of an existing structure shall not
be made except in conformance with this code and the general building code enacted by the
City."
(17)Section R112, BOARD OFAPPEALS, is hereby amended in its entirety to read as follows:
"SECTION 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 adopted International Building Code."
(18)Section R113.4 Isolation penalties, is hereby amended to read as follows:
"R113.4 Violation penalties. Any person who violates a provision of this code or fails to
comply with any of the requirements thereof or who erects, constructs, alters or repairs a
building or structure in violation of the approved construction documents or directive of the
building official, or of a permit or certificate issued under the provisions of this code, shall
be guilty of a misdemeanor subject to the penalties and fines pursuant to Section 1-15 of
the Code of the City, punishable by a fine of not more than $1,000 or by imprisonment not
exceeding 180 days, or both such fine and imprisonment. Each day that a violation
continues after due notice has been served shall be deemed a separate offense."
(19) Section R113.5 Work commencing before permit issuance is hereby added to read as
follows:
"11113.5 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 Code of
the City."
(20) Section R202, DEFINITIONS, terms are .hereby amended or added in alphabetical
sequence in the following respects:
The term, "BASEMENT", is hereby amended to read as follows:
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"BASEMENT. That portion of a building located partly or completely below grade,
wherein the underside of the floor system immediately above is 72 inches (1829 nun) or
more above the surface of an approved permanent basement floor system."
The term, "CITY" is hereby added to read as follows:
"CITY is defined as set forth in the Code of the City."
The term, "CRAWLSPACE"is hereby added to read as follows:
"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."
The term, "DWELLING"is hereby amended to read as follows:
"DWELLING is defined as set forth in the Land Use Code."
The term, "DWELLING UNIT"is hereby amended to read as follows:
"DWELLING UNIT is defined as set forth in the Land Use Code."
The term, "FAMILY"is hereby added to read as follows:
"FAMILY is defined as set forth in the Land Use Code."
The term, "FLOOR AREA"is hereby added to read as follows:
"FLOOR AREA. The area included within the surrounding exterior walls of a building
or portion thereof, exclusive of vent shafts and courts. The floor area of a building, or
portion thereof, not provided with surrounding exterior walls shall be the usable area
under the horizontal projection of the roof or floor above."
The term, "GRADE" is hereby amended to read as follows:
"GRADE (ADJACENT GROUND ELEVATION). The lowest point of elevation of the
finished surface of the ground, paving or sidewalk 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."
The term "HABITABLE SPACE", is hereby amended to read as follows:
"HABITABLE SPACE. A space in a building approved for living, sleeping, eating or
cooking, bathing and personal hygiene. Closets, halls, crawlspaces, storage, laundry
rooms, utility spaces and similar areas are not considered habitable spaces."
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The term "ROOM, SLEEPING (BEDROOM'), is hereby added to read as follows:
"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 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."
The term "SITE", is hereby added to read as follows:
"SITE. A parcel of land bounded by a property line or a designated portion of a public
right-of-way."
.The term, "TOWNHOUSE", is hereby amended to read as follows:
"TOWNHOUSE: A single-family dwelling unit constructed in a group of two or more
attached individual units, each of which is separated from the other from the foundation
to the roof and is located entirely on a separately recorded and platted parcel of land (site)
bounded by property lines that is deeded exclusively for such single-family dwelling."
(21)Section 301.1.3 Engineered Design is hereby amended to read as follows:
"R301.1.3 Engineered design. When a building of otherwise conventional light-frame
construction contains structural elements 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 general building code enacted by the
City, is permitted for all buildings, structures, and portions thereof included in the scope of
this code."
(22) Table R301.2(1), Climatic and Geographic Design criteria, is hereby amended to read as
follows:
GROU WIND SEISMIC SUBJECT TO DAMAGE FROM WINTER AIR MEAN FLOOD
NDSN SPEED DESIGN DESIGN FREE2r ANN- HAZARDS
OW CATE- TEMP ING UAL
LOAD GORY INDEX
Weathering Roof Ice` Frost line Termite Decay° aTEMP.
Damming depth
30psf 100tnph 30 inches Slight to None to +10 F July 16,
(1436. (161 kph) B Severe No (762mm) Moderate Slight (_17-Q 906 48.4 1979
4pa)
For SI: °C = [(°F)-32]/1.8.
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a. Weathering may require a higher strength concrete or grade of masonry than necessary to
satisfy the structural requirements of this code. The weathering column is based on the
weathering index (i.e., "severe") for concrete as determined from the Weathering Probability
Map [Figure R301.2 (3)]. The grade of masonry units shall be determined from ASTM C 34,
C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b. Wind exposure category shall be determined on a site-specific basis in accordance with
Section R301.2.1.4.
c. Based on the average daily temperature in January greater than 250 F (40 C) or where the
history of local damage from the effects of ice damming is not substantial.
d. None to slight in accordance with Figure R301.2(7).
e. Date of the City's entry into the National Flood Insurance Program (date of adoption of the
first code or ordinance for management of flood hazard areas), or the date(s) of the currently
effective FIRM and FBFM, or other flood hazard map adopted by the community.
f. 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'Fahrenheit) at www.ncdc.noaa.gov/fpsf.html.
g. Mean annual temperature from the National Climatic Data Center data table "Air Freezing
Index-USA Method (Base 32'Fahrenheit) at www.ncdc.noaa.gov/fpsf.html."
(23)Section R301.2.1.5.2 Basic Wind Speed is hereby added, to read as follows:
"R301.2.1.5.2 Basic Wind Speed. The Special Wind Region as indicated on Figure
R301.2(4) of this code shall apply using a Basic Wind Speed of 100 miles per hour (161
kph) based on the exposure category as described in Section R301.2.1.4, or the equivalent
pressure thereto."
(24) Section R302.1 E.cterior walls, is hereby amended by adding a new exception #6 to read as
follows:
"6. Walls of dwellings located within the fire separation distance (location from property
line) of 3 feet to less than 5 feet shall be constructed of siding containing cementitious
materials."
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(25) Table R302.1 Exterior Walls is hereby amended to read as follows:
TABLE R302.1 EXTERIOR WALLS
MINIMUM FIRE-RESISTANCE MINIMUM FIRE
EXTERIOR WALL ELEMENT RATING SEPARATION
DISTANCE
1 HOUR-TESTED IN ACCORDANCE
FIRE-RESISTANCE RATED WITH ASTM E 119 OR UL 263 WITH LESS THAN 3 FEET
WALLS EXPOSURE FROM BOTH SIDES
NOT FIRE RESISTANCE RATED 0 HOURS 3 FEET OR MORE
FIRE-RESISTANCE RATED 1 HOUR ON THE UNDERSIDE 2 TO 3 FEET
PROJECTIONS
NOT ALLOWED N/A LESS THAN 2 FEET
OPENINGS IN NOT ALLOWED N/A LESS THAN 3 FEET
WALLS UNLIMITED 0 HOURS 3 FEET OR MORE
COMPLY WITH SECTION R317.3 LESS THAN 3 FEET
PENETRATIONS ALL
NONE REQUIRED 3 FEET OR MORE
(26)Section R302.2 Townhomes, exception is hereby amended to read as follows:
Exception: A common two-hour fire-resistance-rated wall assembly tested in accordance with
ASTME 119 or UL 263 is permitted for townhouses if such walls do not contain plumbing or
mechanical equipment, ducts or vents in the cavity of the common wall. The wall shall be rated
for fire exposure from both sides and shall extend to and be tight against exterior walls and the
underside of the roof sheathing. Electrical installations shall be installed in accordance with
Chapters 34 through 43. Penetrations of electrical outlet boxes shall be in accordance with
Section R302.4.
(27)Section R302.2.IContinunity is hereby amended to read as follows:
"R302.2.1 Continuity. The fire-resistance-rated adjoining wall or assembly separating
townhouses along property lines shall be continuous from the foundation to the underside
of the roof sheathing, deck or slab. The fire-resistance rating shall extend the full length of
the wall or assembly, including wall extensions through and separating attached enclosed
accessory structures."
(28)Section R302.3 Two-family dwellings is hereby amended to read as follows:
"R302.3 Two-family dwellings. Dwelling units in two-family dwellings shall be separated
from each other by wall and/or floor assemblies having not less than a two-hour fire-
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resistance rating or by 2 walls of one-hour fire-resistance rating when tested in accordance
with ASTME 119 or UL 263. 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 one half-hour shall be permitted in buildings equipped
throughout with an automatic sprinkler system installed in accordance with NFPA 13R.
2. Wall assemblies in buildings equipped with a fire suppressions system complying with
NFPA 13, 13R or IRC P2904, need not extend through attic spaces when the ceiling is
protected by not less than 5/8-inch (15.9 mm) Type X gypsum board and an attic draft stop
constructed as specified in Section R302.12.1 is provided above and along the wall
assembly separating the dwellings. The structural framing supporting the ceiling shall also
be protected by not less than 1/2-inch (12.7 mm) gypsum board or equivalent.
3. A fire-resistance rating of 1 hour shall be permitted in buildings equipped throughout
with an automatic sprinkler system installed in accordance with Section P2904."
(29)Section R304.2 Other rooms exception is amended to read as follows:
"R304.2 Other rooms. Other habitable rooms shall have a floor area of not less than 70
square feet(6.5 in z).
EXCEPTION:
Kitchens, toilet rooms and bathrooms."
(30)Section R304.3 Minimum dimensions exception is amended to read as follows:
"R304.3 Minimum dimensions. Habitable rooms shall not be less than 7 feet (2.134 m) in
any horizontal dimension.
EXCEPTION:
Kitchens, toilet rooms and bathrooms."
(31)Section R305.1 Minimum height is hereby amended to read as follows:
"R305.1 Minimum height. Below grade habitable spaces, hallways, bathrooms, toilet
rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling
height of not less than 84 inches (2134 mm). Above grade habitable rooms, hallways,
corridors, bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less
than 90 inches (2,286 mm). The required height shall be measured from the finish floor to the
lowest projection from the ceiling."
it
(32)Section R310.2 Window Wells is amended by adding a new exception#2 to read as follows:
"2. With the window in the full open position, the bottom window well step may encroach a
maximum of 12 inches (304 mm) into the minimum horizontal projection, provided the well
meets the following criteria:
(a) The bottom of the well is not less than 36 inches wide (914 mm), centered
horizontally on the openable portion of the emergency escape and rescue door or
window, and
(b) An unobstructed clear horizontal projection of 36 inches (914 mm) is maintained
at the centerline of the openable portion of the emergency escape and rescue door or
window."
(33)Section R311.7.1 Stairways Width Exception is amended to read as follows:
"EXCEPTION:
The width of spiral stairways installed within individual dwelling units shall be in
accordance with Section R311.7.9.1."
(34)Section R311.7.4 Stair treads and risers, is amended by deleting the second sentence:
"R311.7.4 Stair treads and risers. Stair treads and risers shall meet the requirements of
this section.
(35)Section R311.7.4.1 Riser height is hereby amended to read as follows:
"R311.7.4.1 Riser height. The maximum riser height shall be 7 3/4 inches (196 mm), the
minimum riser height shall be not less than 4 inches (102 mm). The riser shall be measured
vertically between leading edges of the adjacent treads. The greatest riser height within any
flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm)."
(36) Section R312.1.1 Area well retaining walls, is amended by adding a new section to read as
follows:
"R312.1.1 Area well retaining walls. Where any area well wall, bulkhead enclosure wall or
similar retaining wall or barrier is located less than 36 inches (914 mm) from the nearest
intended walking surface, parking surface, or driveway and the surface elevation difference
between the higher and lower side of the well wall, bulkhead enclosure wall, or retaining
wall is greater than 36 inches, such wall shall be protected with guards or be provided with
an equivalent barrier.
EXCEPTION:
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1. The access side of stairways need not be barricaded.
2. Area wells provided for emergency escape and rescue windows may be protected
with approved grates or covers that comply with Section R310.4.
3. Covers and grates may be used over stairways and other openings used exclusively
for service access or for admitting light or ventilation.
4. Area well walls, bulkhead enclosure walls, or retaining walls adjacent to a building
that are located 24 inches (610 mm) or less measured perpendicular from the
building.
5. Locations where the slope of the embankment or the side of the enclosure or the
opening adjacent to such walls does not exceed 2 horizontal to 1 vertical."
(37)Section R313 Automatic Fire Sprinkler Systems is hereby amended in its entirety to read as
follows:
R313.1 Townhouse automatic fire sprinkler systems design. An automatic residential
fire sprinkler system installed in townhouses shall be designed and installed in
accordance with Section P2904 or NFPA 13R or NFPA 13.
R313.2 One- and two-family dwellings automatic fire systems design. An automatic
residential fire sprinkler system installed in one and two-family dwellings shall be
designed and installed in accordance with Section P2904 or NFPA 13D.
(38) Section R314.3.1 Alterations, repairs and additions, is hereby amended by deleting
exception#2.
(39)Section R320.1 Scope, is hereby amended to read as follows:
"R320.1 Scope. Where there are 4 or more dwelling units or sleeping units constructed in a
single structure, or when constructed as part of a planned development containing a total of
7 or more dwelling units, regardless of whether such units are separated by fire-resistance-
rated assemblies; the applicable provisions of Colorado Revised Statutes, Federal
regulations, and the provisions of Chapter 11 of the adopted International Building Code
for Group R-3 shall apply."
(40)Section R322.1 General is amended to read as follows:
"R322.1 General. Buildings and structures constructed in whole or in part in flood hazard
areas (including A or V Zones) as established in Table R301.2(1) shall be designed and
constructed in accordance with the provisions contained in this section. In addition to
complying with the provisions of this section, buildings and structures constructed in flood
hazard areas shall be designed and constructed in accordance with the provisions of the
Code of the City, Chapter 10, Flood Prevention and Protection.
In riverine flood hazard areas where design flood elevations are specified but floodways
have not been designated, the applicant shall demonstrate that the cumulative effect of the
proposed buildings and structures on design flood elevations, including fill, when
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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."
(41)Section R401.1 Application is hereby amended to read as follows:
"R401.1 Application. The provisions of this chapter shall control the design and
construction of the foundation and foundation spaces for all buildings. In addition to the
provisions of this chapter, the design and construction of foundations in areas prone to
flooding as established by Table R301.2(1) shall meet the provisions of Section R322. All
foundations shall be designed by a qualified professional licensed in the State of Colorado.
Such designs shall be performed in accordance with accepted and approved engineering
practices, including considerations for soil load-bearing capacities, surface and subsurface
water conditions, adequate foundation and floor drainage, adequate ventilation of enclosed
interior foundation spaces, and foundation waterproofing and dampproofing.
EXCEPTION:
Foundations for accessory buildings and minor additions 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.
Wood foundations in Seismic Design Category DO, D1 or D2 shall be designed in
accordance with accepted engineering practice.
EXCEPTION:
The provisions of this chapter shall be permitted to be used for wood foundations only in the
following situations:
1. In buildings that have no more than two floors and a roof.
2. When interior basement and foundation walls are constructed at intervals not
exceeding 50 feet (15 240 mm)."
(42)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 dampproofing
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."
14
(43)Section R403.1.4.1 Frost Protection Exceptions is hereby amended to read as follows:
"EXCEPTIONS:
1. Freestanding accessory structures with an area of 400 square feet (37 m2) or less and
an eave height of 120 inches (3.048 m) or less shall not be required to be protected.
2. Decks not supported by a dwelling need not be provided with footings that extend
below the frost line."
(44)Section R405.1 Concrete or masonry foundations, is hereby amended to read as follows:
"R405.1 Concrete or masonry foundations. "Drains consisting of piping conforming
with ASTM Designation D2729-89 shall be provided adjacent to the lowest concrete or
masonry foundations that retain earth and enclose spaces that are partially or entirely
located below grade. Unless perimeter drains are designed to daylight, they shall terminate
in sump pits with an electrical power source permanently installed within 36 inches (914
mm) of the sump opening. Piping for sump pumps shall discharge at least 60 inches (1524
mm) away from foundations or as otherwise approved by the building official. Drains shall
be installed in bedding materials that are of such size and installed in such manner to allow
ground water to seep into the perimeter drain. Filter fabric or other measures to restrict the
passage of fines shall be used to further protect the perimeter drain from blockage.
EXCEPTION:
A drainage system is not required when 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.L"
(45)Section R405.3 Landscape irrigation, is added to read as follows:
"R405.3 Landscape irrigation. Landscape irrigation systems shall be installed such that
the ground surface within 60 inches (1524 mm), measured perpendicular from the
foundation, is not irrigated."
(46)Section R408.1 Ventilation is hereby amended to read as follows:
"R408.1 Ventilation. The under-floor space between the bottom of the floor joists and the
earth under any building (except space occupied by a basement) shall have ventilation
openings through foundation walls or exterior walls. All exposed ground surfaces shall be
covered by a Class 1 vapor retarder material. All joints in the retarder shall be overlapped by
6 inches (153 mm) and sealed or taped, with the retarder edges extending a minimum of 6
inches (153 mm) up the foundation wall and attached and sealed thereto in an approved
manner. The minimum net area of ventilation openings shall not be less than 1 square foot
15
(0.0929 m2) for each 1,500 square feet (140 m2) of under-floor space area. One such
ventilating opening shall be within 3 feet (914 mm) of each corner of the building."
(47)Section R408.2.1 Ventilated under floor spaces, is hereby added to read as follows:
"R408.2.1 Ventilated under-floor spaces. Floor systems above ventilated under-floor
spaces shall be insulated to R-30 in accordance with the adopted International Energy
Conservation Code Table 402.1.1. Floor system shall be sealed to prevent heat loss and air
infiltration."
(48)Section R408.3 Unvented crawl space, Item 3 is hereby added to read'as follows:
"3. The perimeter walls enclosing un-vented crawl spaces shall be thermally insulated to
R-10 continuous insulated sheathing or R-13 batt insulation in accordance with the
adopted International Energy Conservation Code Table 402.1.1."
(49)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 designed by a professional engineer."
(50) Section, R408.6 Finished grade is hereby amended by adding a sentence at the end to read
as follows:
"In areas where expansive or collapsible soils are known to exist, under floor clearances
shall be provided in accordance with the professional designed foundation system."
(51)Section R801.3 Roof Drainage is hereby amended to read as follows:
"R801.3 Roof drainage. All dwellings shall have a controlled method of water disposal
from roofs that will collect and discharge all roof drainage to the ground surface at least 5
feet (1.524 m) from foundation walls or to an approved drainage system. Devices shall not
be installed that restrain in any way or that otherwise interfere with downspout extensions
being fully extended. Landscape edging shall not interfere with the discharge of the roof
drainage system. Downspout extensions shall terminate above ground or at an approved
location."
(52)Section R902.1 Roofing Covering Materials is hereby amended to read as follows:
"R902.1 Roofing covering materials. Except as otherwise allowed, roofs shall be covered
with materials listed as Class A and with materials as set forth in Sections R904 and R905.
Classes A, B and C roofing required to be listed by this section shall be tested in accordance
with UL 790 or ASTM E 108. Roof assemblies with coverings of brick, masonry, slate, clay
or concrete roof tile, exposed concrete roof deck, ferrous or copper shingles or sheets, and
metal sheets and shingles, shall be considered Class A roof coverings.
16
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."
(53) Section R905.2.8.3Sidewall Flashing is amended by the addition of an exception to read as
follows:
"EXCEPTION:
For re-roofing where step flashing would require the removal of siding material, provided
adequate flashing is installed."
(54)Section R905.2.8.5 Drip edge is amended by adding a new section to read as follows:
"R905.2.8.5 Drip edge. Provide drip edge at eaves and gables of shingle roofs. Overlap to be
a minimum of 2 inches (51 mm). Eave drip edges shall extend 1/4 inch (6.4 mm) below
sheathing and extend back on the roof a minimum of 2 inches (51 mm). Eave drip edges shall
be installed under the underlayment and the underlayment shall extend over the eave drip
edge a minimum of '/ inch. Drip edge shall be mechanically fastened a maximum of 12
inches (305 mm) o.c. Gable drip edges shall be installed over the underlayment."
(55)Section R907.1 General is hereby amended to read as follows:
"R907.1 General. Materials and methods of application used for recovering or replacing an
existing roof covering shall comply with the requirements of Chapter 9. No portion of an
existing nonrated roof covering may be permanently replaced or covered with more than one
square of nonrated roof covering.
EXCEPTIONS:
1. Reroofing shall not be required to meet the minimum design slope requirement of one-
fourth vertical in 12 units horizontal (2-percent slope) in Section R905 for roofs that
provide positive roof drainage.
2. Any existing roof covering system may be replaced with a roof covering of the same
materials and classification, provided the replacement roof covering has a minimum
rating of Class C."
(56)Section R1003.9.1 Spark arrestors, is hereby amended to read as follows:
"R1003.9.1 Spark arrestors. Chimneys attached to any appliance or fireplace that burns
solid fuel shall be equipped with an approved spark arrester meeting all of the following
requirements:
17
1. The net free area of the arrestor shall not be less than four times the net'free area
of the outlet of the chimney flue it serves.
2. The arrestor screen shall have heat and corrosion resistance equivalent to 19-gage
galvanized steel or 24-gage stainless steel.
3. Openings shall not permit the passage of spheres having a diameter greater than
1/2 inch (12.7 mm) nor block the passage of spheres having a diameter less than
3/8 inch (9.5 mm).
4. The spark arrestor shall be accessible for cleaning and the screen or chimney cap
shall be removable to allow for cleaning of the chimney flue."
(57) Section R1004.1 General is hereby amended by adding new sentence at the end to read as
follows:
"Solid fuel fireplaces, fireplace stoves and solid-fuel-type room heaters shall also comply
with Section 5-110 of the Code of the City."
(58)Section R1004.4 Unvented Gas log Heaters is amended by deleting in its entirety.
(59)Section N1101.L I Thermal design parameters, is amended by adding the following to read
as follows:
"N1101.1.1 Thermal design parameters. The following thermal design parameters in Table
N1101.1 shall be used for calculations required under this chapter.
TABLE N1101.1
THERMAL DESIGN PARAMETERS
"CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
Winter Outdoor, Design Dry-bulb (°F) =4
Winter Indoor, Design Dry-bulb (°F) = 72
Summer, Outdoor Design Dry-bulb (°F) = 89
Summer, Indoor Design Dry-bulb (°F) = 75
Summer, Design Wet-bulb (°F) = 62
Degree days heating = 6368
Degree days cooling =479
For SI: °C = [(°F)-32]/l.8."
(60)Section M1307.3 Elevation of ignition source is amended to read as follows:
"Section M1307.3 Elevation of ignition source. Electrical devices, equipment and
appliances having an ignition source shall be elevated such that the source of ignition is not
less than 18 inches (457 mm) above the floor in garages. For the purpose of this section,
rooms or spaces that are not part of the living space of a dwelling unit and that communicate
with a private garage through openings shall be considered to be part of the garage."
18
(61)Section, M1401.3 Sizing and testing is hereby amended to read as follows:
"M1401.3 Sizing and testing. Heating and cooling equipment shall be sized based on
building loads calculated in accordance with ACCA Manual J, 8rh (or current) Edition and
ACCA Manual S (current edition) or other approved heating and cooling calculation
methodologies. The total sensible capacity of the cooling equipment shall not exceed the
total sensible load by more than 15 percent for cooling-only applications; or by more than 25
percent for cold-climate applications in accordance with the procedures in ACCA Manual J,
8`h (or current) Edition, using thermal design parameters in Table 302.L All ducted air-
distribution heating and cooling systems shall be sized using cooling loads. All heating and
cooling equipment shall be tested to ensure such equipment is operating within the
manufacturer's recommended operating parameters and standards, including within such
parameters and standards for sufficient combustion, according to the applicable protocols
-,established by the building official and in accordance with the mechanical code adopted by
the City."
(62)Section, M1414.1 General is hereby amended to read as follows:
"M1414.1General. 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."
(63)Section M1501.1 Outdoor discharge is hereby amended to read as follows:
"M1501.1 Outdoor discharge. The air removed by every mechanical exhaust system shall
be discharged to the outdoors such that the exhausted air is not returned indoors by
mechanical ventilating systems. Air shall not be exhausted into an attic, soffit, ridge vent or
crawl space.
EXCEPTION:
Whole-house ventilation-type attic fans that discharge into the attic space of dwelling units
having private attics shall be permitted."
(64) 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 backdrafting 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."
(65)Section M1502.4.4.1 Specified length is hereby amended to read as follows:
19
"M1502.4.4.1 Specified length. The maximum length of the exhaust duct shall be 35 feet
(10668 mm) from the connection to the transition duct from the dryer to the outlet terminal.
Where fittings are used, the maximum length of the exhaust duct shall be reduced in
accordance with Table M1502.4.4.1."
(66)Section MI502.4.4.2 Manufacturer's instructions, is hereby deleted in its entirety.
(67)Section M1601.1 Duct design is hereby amended to read as follows:
"M1601.1 Duct design. Duct systems serving heating, cooling and ventilation equipment
shall be fabricated and sized in accordance with the provisions of this section and ACCA
Manual D or other approved methods."
(68)Section M1601.1.1 Above ground duct systems Item 7.5 is hereby added to read as follows:
"7.5 Stud wall cavities and joist-space plenums used to convey air shall be tested for air-
tightness."
(69) Section, M1601.4.10 Construction debris and contamination is hereby added to read as
follows:
"M1601.4.10 Construction debris and contamination. Mechanical air-handling systems
and their related ducts shall be protected from the entrance of dirt, debris, and dust during the
construction and installation process. Prior to passing final inspection or issuance of a
Certificate of Occupancy, such systems shall be substantially free of construction-related
contaminants."
(70) Section G2406.2 (303.3) Prohibited locations is hereby amended by deleting exceptions 3.
and 4.
(71) Section G2407.11 (304.11) Combustion air ducts exception to Item, l is hereby amended
to read as follows:
"EXCEPTION:
Where the installation of galvanized steel ducts is not practical due to existing finish
materials within dwelling units that are undergoing alteration or reconstruction,
unobstructed stud and joist spaces shall not be prohibited from conveying combustion air,
provided that not more than one required fireblock is removed."
This section is hereby further amended by adding item,,9 to read as follows:
"9. All combustion air openings or ducts shall be readily identifiable with an approved label
or by other means warning persons.that obstruction of such openings or ducts may cause
fuel-burning equipment to release combustion products and dangerous levels of carbon
20
monoxide into the building."
(72) Section G2408.2 (305.3) Elevation of ignition source is hereby amended by deleting the
exception.
(73) Section G2409.4.5 (308.4.6) Clearance from supply ducts is hereby amended to read as
follows:
"G2409.4.5 (308.4.6) Clearance from supply ducts. Central-heating furnaces where the
bonnet temperature exceeds 150 OF (68 °C), shall have the clearance from supply ducts
within 3 feet (0.914 m) of the furnace plenum be not less than that specified from the furnace
plenum. No clearance is necessary beyond this distance."
(74)Section G2415.10 (404.10) Minimum burial depth is hereby amended to read as follows:
"G2415.10 (404.10) Minimum burial depth. Underground piping systems shall be installed
a minimum depth of 18 inches (457 mm) below grade, except as provided for in Section
G2415.9.1."
(75)Section G2415.10.1 (404.10.1)Individual outside appliance is hereby amended to read as
follows:
"G2415.10.1 (404.10.1) Individual outside appliances. Individual lines to outside lights,
grills or other appliances shall be installed a minimum of 18 inches (457 mm) below finished
grade.
EXCEPTION:
Approved materials installed a minimum of 6 inches (152 mm)below finished grade when
covered with a concrete slab 4 inches (102 mm) in minimum thickness."
(76)Section G2415.13 (404.13) Outlet closure is hereby amended to read as follows:
"G2415.13 (404.13) Outlet closures. Gas outlets and fittings which allow for future gas line
expansion that do not connect to appliances shall be provided with an approved gas shutoff
valve with the end capped gas tight."
(77)Section G2416.1 (405.1) General is hereby amended to read as follows:
"G2416.1 (405.1) General. Changes in direction of rigid metallic pipe specified in G2414.4
shall be made only by the use of fittings and factory bends."
(78)Section G2416.2 (405.2) Metallic pipe is hereby deleted in its entirety.
21
(79)Section G2417.4.1 (406.4.1) Test pressure is hereby amended to read as follows:
"G2417.4.1 (406.4.1) Test pressure. The test pressure to be used shall be not less than one
and one-half times the proposed maximum working pressure, but not less than 10 psig (67
kPa gauge) irrespective of design pressure. Where the test pressure exceeds 125 psig (862
kPa gauge), the test pressure shall not exceed a value that produces a hoop stress in the
piping greater than 50 percent of the specified minimum yield strength of the pipe."
(80) Section G2420.5.2 (409.5.2) Vented decorative appliances and room heaters is hereby
amended to read as follows:
"G2420.5.2 (409.5.2) Vented decorative appliances and room heaters. Shutoff valves for
vented decorative appliances, room heaters and decorative appliances for installation in
vented fireplaces shall be permitted to be installed in an area remote from the appliances
where such valves are provided with ready access. Such valves shall be permanently
identified and shall serve no other appliance. Remote valves shall be operable on the same
floor as the appliance served and within 12 feet (3.658 m) of the appliance as measured along
the floor line. The piping from the shutoff valve to within 6 feet (1829 mm) of the appliance
shall be designed, sized and installed in accordance with Sections G2412 through G2419."
(81)Section G2421.3 (410.3) Venting of regulators is hereby amended to read as follows:
"G2421.3 (410.3) Venting of regulators. Pressure regulators that require a vent shall have
an independent vent to the outside of the building. The vent shall be designed to prevent the
entry of water or foreign objects. Vents shall not terminate within 3 feet (0.916 m) of
openings into the building." '
l.(82) Section G2425.8 (501.8) Appliances not required to be vented is hereby amended by
deleting item 7.
(83) Section G2439.1 (614.1)Installation is hereby amended to read as follows:
"G2439.1 (614.1) Installation. Clothes dryers shall be exhausted in accordance with the
manufacturer's instructions. Dryer exhaust systems shall be independent of all other systems
and shall convey the moisture and any products of combustion to the outside of the building.
(84) Section G2439.5.5.2 (614.6.5.2) Manufacturer's instructions, is hereby deleted in its
entirety.
(85)Section G2445 (621), UNVENTED ROOM HEATERS, is hereby deleted in its entirety.
(86)Section G2447.6 Kitchens with gas ovens is hereby added to read as follows:
"G2447.6 Kitchens with gas ovens. Kitchens with gas ovens shall be supplied with an
exhaust system vented to the outside. Ducts serving kitchen exhaust systems shall not
22
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."
(87) Section P2713.3 Bathtub and whirlpool bathtub valves, is amended by adding the
exception to read as follows:
"EXCEPTION:
Bathtubs and whirlpool bathtubs without connected showers."
(88) APPENDIX E, MANUFACTURED HOUSING USED AS DWELLINGS, is hereby
adopted in its entirety.
(89) APPENDIX F. RADON CONTROL METHODS, is hereby adopted and amended in its
entirety to read as follows:
"Appendix F- RADON CONTROL METHODS
SECTION AF101 TITLE, SCOPE AND PURPOSE
AF101.1 Title. These provisions shall be known as Appendix Chapter F, the FORT COLLINS
RADON RESISTANT CONSTRUCTION CODE FOR ONE- AND TWO-FAMILY DWELLINGS,
and shall be cited as such and will be referred to herein as this appendix.
AF101.2 Scope. The provisions of this appendix shall apply to new one- and two-family
dwellings completely separated from adjacent dwellings by unobstructed physical space
(detached) and multiple, attached single-family dwellings (townhouses) not more than three
stories in height and with each townhouse having its own separate means of egress.
AF01.3 Purpose. The purpose of this appendix is to provide minimum requirements to enhance
the public safety, health and general welfare, through construction methods designed and
installed to resist entry of radon gas into the occupied spaces of buildings regulated by this
appendix.
SECTION AF102
DEFINITIONS
AF102.1 General. For the purpose of these requirements, the terms used shall be defined as
follows:
DWELLING UNIT, SINGLE-FAMILY DETACHED. An independent building completely
separated from adjacent dwellings by unobstructed physical space, exclusively containing one
dwelling unit located entirely on a separately recorded and platted parcel of land (site) bounded
by property lines, and which parcel is deeded exclusively for such single-family dwelling.
DWELLING UNIT, TWO-FAMILY DETACHED. An independent building completely
23
separated from adjacent dwellings by unobstructed physical space, exclusively containing two
dwelling units located entirely on a separately recorded and platted parcel of land (site) bounded
by property lines, and which parcel is deeded exclusively for such two-family dwelling.
FOUNDATION DRAIN SYSTEM. A continuous length of drain tile, perforated pipe, or filter
mat extending around all or part of the internal or external perimeter of a basement or crawl
space footing designed to collect and drain away excess subsurface water.
RADON. A naturally occurring, chemically inert, radioactive gas that is not detectable by human
senses and can move readily through particles of soil and rock and can accumulate under the
slabs and foundations of homes where.it can easily enter the living space through construction
cracks and openings.
SOIL-GAS-RETARDER. A continuous membrane of 3-mil (0.075 mm) cross-linked
polyethylene or other equivalent material used to retard the flow of soil gases into a building.
SUBFLOOR. A concrete slab and other approved permanent floor system that directly contacts
the ground and is within the walls of the living spaces of the building.
SUB-MEMBRANE DEPRESSURIZATION SYSTEM. A system designed to achieve lower
sub-membrane air pressure relative to crawl space air pressure by use of a vent drawing air from
beneath the soil-gas-retarder membrane.
SUB-SLAB DEPRESSURIZATION SYSTEM (Passive). A system designed to achieve lower
sub-slab air pressure relative to indoor air pressure by use of a vent pipe routed through the
conditioned space of a building and connecting the sub-slab area with outdoor air, thereby
relying on the convective flow of air upward in the vent to draw air from beneath the slab.
TOWNHOUSE. A single-family dwelling unit constructed as part of a group of two or more
attached individual dwelling units, each of which is separated from the other from the foundation
to the roof and is located entirely on a separately recorded and platted parcel of land (site)
bounded by property lines, and which parcel is deeded exclusively for such single-family
dwelling.
SECTION AF103 REQUIREMENTS
AF103.1 General. The following required construction methods are intended to resist radon
entry and prepare the building for post-construction radon mitigation (see Figure AF102).
AF103.2 Subfloor preparation. A layer of gas-permeable material shall be placed under all
subfloors. The gas-permeable layer shall consist of one of the following methods except that
where fills of aggregate size less than that described in Method Tare used beneath a slab, Method
2,3, 4, or 5 must be used.
1. A uniform layer of clean aggregate, a minimum of 4 inches (102 mm) thick. The aggregate
shall consist of material that will pass through a 2-inch (51 mm) sieve and be retained by a
24
1/4 -inch (6.4 mm) sieve. In buildings where interior footings or other barriers separate sub-
grade areas, penetrations through the interior footing or barrier equal to a minimum of 12
square inches (0.094 m2) per 10 feet (3.048 m) of barrier length shall be provided. A
minimum of two penetrations shall be provided per separation and be evenly spaced along
the separation.
EXCEPTION:
In buildings where interior footings or other barriers separate the sub-grade area, separate
radon vent pipes may be installed for each sub-grade area as specified in Section
AF 103.5.2 in lieu of penetrations through the barrier.
2. A foundation drain pipe system installed under concrete floor slab areas less than 2,000
square feet (186 m2), consisting of a continuous loop of minimum 3-inch (76 mm.) diameter
perforated pipe shall be laid in the sub-grade with the top of pipe located 1 inch (25.4 mm)
below the concrete slab. The pipe may be rigid or flexible but shall have perforations fully
around the circumference with a free air space equal to 1.83 square inches per square foot
(127 cm'-/m2) of exterior pipe surface area. Such pipe shall be wrapped with approved filter
material to prevent blocking of pipe perforations. The pipe loop shall be located inside of the
exterior perimeter foundation walls not more than 12 inches (305 mm) from the perimeter
foundation walls. In buildings where interior footings or other barriers separate the sub-
grade area, the loop of pipe shall penetrate, or pass beneath such interior footings or barriers.
For slab areas greater than 2,000 square feet (186 m 2) but less than 4,000 square feet (372
m2), the preceding configuration may be used provided a minimum of 4-inch diameter (102
nun) pipe is installed. Slabs in excess of 4,000 square feet (372 m2) shall have under them
separate loops for every additional 2,000 square feet (186 m2) of slab area when 3-inch (76
mm) diameter pipe is used; or, slabs may have separate loops provided for each additional
increment in area between 2,000 square feet (186 m2) and 4,000 square feet (372 in2) when 4-
inch (102 mm) diameter pipe is used.
3. A foundation drain soil gas collection mat system installed under concrete floor slab areas of
2,000 square feet (186 m2) or less, consisting of a continuous.rectilinear loop of soil gas
collection mat or drainage mat having minimum dimensions of 1 inch in height by 12 inches
in width (25.4 mm in height x 305 mm in width) and a nominal cross-sectional air flow area
of 12 square inches (0.0078 m2) may be laid on top of the sub-grade. The mat shall be
constructed of a matrix that allows for the movement of air through it and be capable of
supporting the concrete placed upon it. The matrix shall be covered by approved filter
material on all four sides to prevent dirt or concrete from entering the matrix. All breaches
and joints in the filter material shall be repaired prior to the placement of the slab. The loop
shall be located inside the exterior perimeter foundation walls and within 12 inches (305 mm)
from the perimeter foundation walls. In buildings where interior footings or other barriers
separate the sub-grade area, the mat shall penetrate these interior footings or barriers to form
a continuous loop around the exterior perimeter.
Slabs larger than 2,000 square feet (186 m2) but less than 4,000 square feet (372 m2) shall
have under them an additional strip of mat that bisects the loop forming two areas
25
approximately equally divided by the two halves of the rectilinear loop. Slabs larger than
4,000 square feet (372 m2) shall have separate loops for each 2,000 (186 m2) square feet; or,
increased to 4,000 square feet (372 m2) when a loop is bisected as specified in the preceding
configuration.
4. A uniform layer of sand (native or fill), a minimum of 4 inches (102 mm) thick, overlain by a
layer or strips of geo-textile drainage matting designed to allow the lateral flow of soil gases.
5. Other materials, systems or floor designs with demonstrated capability to permit
depressurization across the entire sub-floor area.
AF103.3 Entry routes. Potential radon entry routes shall be closed in accordance with Sections
AF103.3.1 through AF103.3.11.
AF103.3.1 Floor openings. Openings around bathtubs, showers, water closets, pipes,
wires or other objects that penetrate concrete slabs or other floor assemblies shall he
filled with a polyurethane caulk or equivalent sealant applied in accordance with the
manufacturer's recommendations.
AF103.3.2 Concrete joints. All control joints, isolation joints, construction joints and any
other joints in concrete slabs or between slabs and foundation walls shall be sealed with a
caulk or sealant. Gaps and joints shall be cleared of loose material and filled with
polyurethane caulk or other elastomeric sealant applied in accordance with the
manufacturer's recommendations.
AF103.3.3 Condensate drains. Condensate drains shall be trapped or routed through non-
perforated pipe to daylight.
AF103.3.4 Sumps. Sump pits open to soil or serving as the termination point for sub-slab
or exterior drain tile loops shall be covered with a gasketed or otherwise sealed lid. Sumps
used as the suction point in a sub-slab depressurization system shall have a lid designed to
accommodate the vent pipe. Sumps used as a floor drain shall have a lid equipped with a
trapped inlet and view port.
AF103.3.5 Foundation walls. Hollow block masonry foundation walls shall be
constructed with either a continuous course of.solid masonry, one course of masonry
grouted solid, or a solid concrete beam at or above finished ground surface to prevent
passage of air from the interior of the wall into the living space. Where a brick veneer or
other masonry ledge is installed, the course immediately below that ledge shall be sealed.
Joints, cracks or other openings around all penetrations of both exterior and interior
surfaces of masonry block or wood foundation walls below the ground surface shall be
filled with polyurethane caulk or equivalent sealant. Penetrations of concrete walls shall
be filled.
AF103.3.6 Dampproofmg. The exterior surfaces of portions of concrete and masonry
26
block walls below the ground surface shall be damp-proofed in accordance with Section
R406 of this appendix.
AF103.3.7 Air-handling units. Air-handling units in crawl spaces shall be sealed to
prevent air from being drawn into the unit.
EXCEPTION:
Units with gasketed seams or units that are otherwise sealed by the manufacturer to
preventleakage.
AF103.3.8 Ducts. Ductwork passing through or beneath a slab shall be of seamless
material unless the air-handling system is designed to maintain continuous positive
pressure within such ducting. Joints in such ductwork shall be sealed to prevent air
leakage. Ductwork located in crawl spaces shall have all seams and joints sealed by
closure systems in accordance with Section M1601.3.1.
AF103.4 Sub-membrane depressurization system. In buildings with interior structural floors
directly above under-floor spaces containing exposed soil surfaces that are not protected by a
sub-slab depressurization system, the following components of a sub-membrane depressurization
system shall be installed during construction.
EXCEPTION:
Buildings in which an approved mechanical ventilation system complying with Section
R408 or such other equivalent system that provides equivalent depressurization across the
entire sub-membrane area as determined by the building official is installed in the under-
floor spaces.
AF1 03.4.1 Ventilation. Crawl spaces and similar under-floor spaces shall be provided with
ventilation complying with Section R408.
AF103.4.2 Soil-gas-retarder. The exposed soil in under-floor spaces shall be covered with a
continuous layer of soil-gas-retarder. Such ground cover joints shall overlap 6 inches (152
mm) and be sealed or taped. The edges of the ground cover shall extend a minimum of 6
inches (152mm) up onto all foundation walls enclosing the under-floor space and shall be
attached and sealed to foundation walls in an approved manner.
AF103.4.3 Vent pipe riser. A plumbing tee or other approved connection shall be inserted
horizontally beneath the sheeting and connected to a 3- or 4-inch-diameter (76 mm or 102
mm) fitting with a vertical vent pipe installed through the sheeting. The vent pipe shall be
extended up through the building floors, terminate at least 12 inches (305 mm) above the roof
in a location at least 10 feet (3.048 m) away from any window or other opening into the
conditioned spaces of the building that is less than 2 feet (0.610 m) below the exhaust point,
and 10 feet (3.048 m) from any window or other opening in adjoining or adjacent buildings.
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AF103.5 Sub-slab depressurization system. The following components of a sub-slab
depressurization system shall be installed during construction under basement or slab-on-grade
floors.
AF103.5.1 Vent pipe riser. A minimum 3-inch-diameter (76 mm) ABS or PVC DWV pipe,
or equivalent gas-tight pipe shall be embedded vertically into the sub-slab aggregate or other
permeable material before the slab is cast. A "T" fitting or equivalent method shall be used
r
to ensure that the pipe opening remains within the sub-slab permeable material.
Alternatively, the 3-inch (76 mm) pipe shall be inserted directly into an interior perimeter
drain tile loop or through a sealed sump cover where the sump is exposed to the sub-slab
aggregate or connected to it through a drainage system.
All vent pipes shall be extended up through the building floors and terminate at least 12
inches (305 mm) above the surface of the roof in a location at least 10 feet (3.048 m) away
from any window, air intake, or other opening into the conditioned spaces of the building that
is less than 2 feet (0.610 m) below the exhaust point, and 10 feet (3.048 m) from any window
or other opening in adjoining or adjacent buildings. The discharge end of vent pipe
terminations shall be unobstructed and protected from small animal entry with a corrosion-
resistant screen having openings between .25 inch (6.4 mm) and .5 inch (12.7 mm).
AF103.5.2 Multiple vent pipes. In buildings where interior footings or other barriers
separate the sub-slab aggregate or other gas-permeable material, each area shall be fitted with
an individual vent pipe. Vent pipes shall connect to a single vent that terminates above the
roof or each individual vent pipe shall terminate separately above the roof.
AF103.6 Vent pipe drainage. All components of the radon vent pipe system shall be installed to
provide positive drainage to the ground beneath the slab or soil-gas retarder.
AF103.7 Vent pipe accessibility. Radon vent pipes shall be accessible for fan installation
through an attic or other area outside the habitable space.
EXCEPTION:
The radon vent pipe need not be accessible in an attic space where an approved roof-top
electrical supply is provided.
AF103.8 Vent pipe identification and notification. All exposed and visible interior radon vent
pipes shall be conspicuously identified with at least one label on each floor and in attics provided
with access openings. The label shall read substantially as follows: Radon Reduction System. In
addition to the preceding label, a notice shall be placed in a conspicuous area near the vent pipe
that states the following:
THIS RADON REDUCTION SYSTEM IS NOT REQUIRED TO BE TESTED AND IS A
(PASSIVE) SYSTEM, RELYING ENTIRELY ON NATURAL VENTILATION.
OCCUPANTS ARE ADVISED TO TEST FOR RADON AND TAKE REMEDIAL
ACTION AS NECESSARY BY INSTALLING A CONTINUOUSLY-OPERATING FAN
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LOCATED IN THE VENT PIPE (ACCESS TYPICALLY PROVIDED IN THE ATTIC)
AND CONNECTED TO THE NEARBY PROVIDED ELECTRICAL OUTLET. Call
1-800-767-RADON FOR MORE INFORMATION.
AF103.9 Combination foundations. Combination basement/crawl space or slab-on-grade/crawl
space foundations shall have separate radon vent pipes installed in each type of foundation area.
Each radon vent pipe shall terminate above the roof or shall be connected to a single vent that
terminates above the roof.
AF103.10 Building depressurization. Joints in air ducts and plenums in unconditioned spaces
shall be substantially air tight and permanently sealed with an approved sealant, mastic, or other
approved methods. Thermal envelope air infiltration requirements shall comply with the energy
conservation provisions in the energy conservation code currently enacted by the City.
Firestopping shall be in conformance with the most recent general building code enacted by the
City or meet the requirements contained in Section R602.8.
AF103.11 Provisions for future depressurization fan installation. Permanent provisions
shall be made for the future installation of an in-line fan to be connected to every radon vent
pipe. Such designated fan locations shall be outside of the conditioned envelope of the building,
such as in the attic, garage and similar locations, excluding crawl spaces and other interior under-
floor spaces. Designated locations shall accommodate an unobstructed permanent cylindrical
space with the following minimum dimensions: 12 inches (305 mm) measured radially around
the radon vent pipe along a vertical distance of 30 inches (760 mm). Designated fan locations
shall be permanently accessible for servicing and maintenance. An electrical circuit shall be
provided within 4 feet (1.219 m) of and within sight from designated fan locations. Such circuit
shall have a means of positive disconnection and be terminated in an approved electrical outlet in
accordance with the applicable current electric code.
AF103.12 Depressurization fan system activation. When a passive system as constructed in
accordance with this appendix is to be converted to an active system, an approved in-line fan
shall be installed in a designated fan location as specified in Section AF103.11.1. Additionally,
an approved permanent electric light fixture and in-line pipe couplings that facilitate fan
replacement shall be provided. The in-line fan shall be designed to operate continuously for a
period of not less than five years and have a minimum air-flow rating as established by the
building official. A readily accessible manometer or other approved warning device that notifies
occupants of a fan malfunction by a visible or audible signal shall be installed within the
dwelling unit. A separate permit shall be required for installation of such fan when it is not
installed at the time the building is originally approved for occupancy."
(90) APPENDIX G, SWIMMING POOLS, SPAS,AND HOT TUBS, is hereby adopted in its
entirety.
(91) Section AG 105.6 Barrier around decorative pools, fountains, and ponds is hereby
added to read as follows:
"AG105.6 Barriers around decorative pools, fountains, and ponds. Decorative pools,
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fountains, and ponds which can contain water deeper than 24 inches (610 mm), shall be
protected by barriers installed in accordance with section AG105.2."
(92) APPENDIX H, PATIO COVERS, is hereby adopted in its entirety.
(93) APPENDIX J, EXISTING BUILDINGS AND STRUCTURES, is hereby adopted in its
entirety.
Introduced, considered favorably on first reading, and ordered published this 7th day of
September, A.D. 2010, and to be presented for final passage on the 21 st day of September, A.D.
2010.
Mayor
ATTEST:
Q \ V10 A 11 A
City Clerk
Passed and adopted on final reading on the 21 st day of to er, A.D. 2010. 4/7
Mayor
ATTEST:
UL\�
City Clerk
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