HomeMy WebLinkAbout149 - 01/02/2019 - AMENDING CHAPTER 5, ARTICLE II, DIVISION 2, OF THE CITY CODE FOR THE PURPOSE OF REPEALING THE 2015 I- 1 -
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previously adopted should be repealed, both in order to align the publication years of the codes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previously adopted and amended by the City pursuant to Ordinance No. 072, 2017, be repealed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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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.
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 CODE ADMINISTRATION
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
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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 revisions:
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 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 m2) 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 6 feet (1829 mm) high.
3 Oil derricks
4. Retaining walls that are not over 4 feet (1219 mm) in height measured from the 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
and are not part of an accessible route.
7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
8. Temporary motion picture, television and theater stage sets and scenery.
9. Prefabricated and portable swimming pools 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.
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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 m2) 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 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.
(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.
(6) A new Section 105.2.1 Emergency Repairs, is hereby deleted in its entirety and the
following is hereby added in lieu thereof:
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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 revision:
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 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 revision:
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,
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.
(10) Section 107.3.1 Approval of construction documents is hereby retained in its
entirety with the following revision:
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. 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
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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.
(12) Section 109, FEES, is hereby deleted in its entirety and the following is hereby added in
lieu thereof:
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.
(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 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.
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(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
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.
113.4 Limitations. The Building Review Board shall have no authority with respect to
any of the following functions:
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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
revision:
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,
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 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. 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
storage facilities shall not be considered relevant factors in determining whether or not a
room is a sleeping room.
. . .
TOWNHOUSE. A single-family dwelling unit constructed as part of a group of 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, which parcel is deeded exclusively for such single-
family dwelling.
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. . .
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.
(20) Section 419.1 General is hereby retained in its entirety with the following revision:
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 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.
(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.
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(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 1
F-1, H-3, S-1 1
A, B, E, F-2, H-4, H-5, I, M, R, S-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.
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(26) Section 903.2.1.1 Group A-1 is hereby retained in its entirety with the following revision:
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 5000 square feet (464.5 m2).
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 revision:
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 (464.5 m2).
2. The fire area has an occupant load of 300 or more.
1. The fire area is located on a floor other than a level of exit discharge serving such
occupancies.
(28) Section 903.2.1.4 Group A-4 is hereby retained in its entirety with the following revision:
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 5000 square feet (464.5 m2).
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:
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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 m2).
(30) Section 903.2.3 Group E is hereby retained in its entirety with the following
revision:
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 5000 square feet (464.5 m2) 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.
1. 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
revision:
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 5000 square feet (464.5 m2).
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 m2).
2. A Group F-1 occupancy used for the manufacture of upholstered furniture or
mattresses exceeds 2500 square feet (232 m2).
. . .
(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 m2).
2. A Group F-2 fire area is located more than three stories above grade plane.
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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 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 m2).
2. 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 revision:
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 5000 square feet (464.5 m2).
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 m2).
4. A Group M occupancy used for the display and sale of upholstered furniture or
mattresses exceeds 5000 square feet (464 m2).
. . .
(35) Section 903.2.9 Group S-1 is hereby retained in its entirety with the following
revision:
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 5000 square feet (464.5 m2).
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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 m2).
4. A Group S-1 fire area used for the storage of commercial motor vehicle where the
fire area exceeds 5000 square feet (464 m2).
5. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses
exceeds 2500 square (232m2).
(36) Section 903.2.9.1 Repair Garages is hereby retained in its entirety with the
following revisions:
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 5000 square feet (464.5 m2).
2. Buildings not more than one story above grade plane, with a fire area containing a
repair garage exceeding 5000 square feet (464.5 m2).
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 m2).
. . .
(37) Section 903.2.10 Group S-2 enclosed parking garages is hereby retained in its entirety
with the following revision:
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 m2).
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
revision:
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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, 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 shall be installed throughout in accordance with NFPA 13R Section 903.3.1.1.
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 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:
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. . .
Exception:
1. Two-way communication systems are not required at the elevator of buildings not
required to provide areas of refuge in accordance with section 1009.6.
. . .
(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. 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.
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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:
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 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 revisions to
Exceptions 1:
. . .
Exceptions:
1. Basements with a ceiling height of less than 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, 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:
- 20 -
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:
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:
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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.
(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.
- 22 -
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
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 1 1 2
51 - 75 2 2 4
76 - 100 4 2 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
aRequired 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.
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(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.
(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 revisions:
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.
- 24 -
. . .
(64) Section 1504.1.2 Impact resistance of asphalt shingles is added to read as follows:
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 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
(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.
- 25 -
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 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
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. 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.
- 26 -
(74) Section 2406.4.7 Glazing adjacent to the bottom stair landing is hereby retained in its
entirety with the following revisions:
2406.4.7 Glazing adjacent to stair landings. Glazing adjacent to the stair landings where
the glazing is less than 36 inches (914 mm) above the landing and within a 60-inches (1524
mm) horizontally of the top or bottom tread shall be considered a hazardous location.
Exception: The glazing is protected by a guard complying with Sections 1013 and 1607.8
where the plane of the glass is 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.
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
revisions:
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 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.
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(77) Section 2902.3.1 Access is hereby retained in its entirety with the following revisions:
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
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
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.
- 28 -
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.
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 ft2 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
- 29 -
(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:
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:
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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-
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 ft2
(1,395 m2) and additions with a gross floor area of greater than 15,000 ft2 (1,395 m2),
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.
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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,
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;
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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.
(81) Appendix I PATIO COVERS is adopted in its entirety.
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
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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