HomeMy WebLinkAbout10/20/2015 - Regular Agenda Packet - Construction Board of AdjustmentsCITY OF COLLEGE STATION
Home of Texas A&M University'
Construction Board of
Adjustments & Appeals
October 20, 2015
City Hall
1101 Texas Avenue
College Sta tion, Texas
6:00 PM
Council Chambers
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CITY OF COLLEGE STATION
HomeofTe A&M University'
AGENDA
CONSTRUCTION BOARD OF ADJUSTMENTS
AND APPEALS
Tuesday October 20, 2015, 6:00 PM
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas, 77840
1. Call to Order
2. Hear Visitors - At this time, the Chairman will open the floor to citizens wishing to address
the Board on issues not already scheduled on today's agenda. The citizen presentations
will be limited to three minutes in order to accommodate everyone who wishes to address
the Board and to allow adequate time for completion of the agenda items. The Board will
receive the information, ask city staff to look into the matter, or will place the matter on
a future agenda for discussion. (A recording is made of the meeting; please give your
name and address for the record.)
3. Consideration, possible action, and discussion to approve meeting Minutes:
September 29, 2015
4. Public hearing, presentation, possible action, and discussion on a recommendation to
City Council regarding the adoption of the 2015 International Building Code (IBC) and
related amendments.
5. Public hearing, presentation, possible action, and discussion on a recommendation to
City Council regarding the adoption of the 2015 International Existing Building Code
(IEBC) and related amendments.
6. Public hearing, presentation, possible action, and discussion on a recommendation to
City Council regarding the adoption of the 2015 International Plumbing Code (IPC) and
related amendments.
7. Public hearing, presentation, possible action, and discussion on a recommendation to
City Council regarding the adoption of the 2015 International Mechanical Code (IMC) and
related amendments.
S. Public hearing, presentation, possible action, and discussion on a recommendation to
City Council regarding the adoption of the 2015 International Fuel Gas Code (IFGC) and
related amendments.
9. Possible action and discussion on future agenda items — A Construction Board of
Adjustments and Appeals Board Member may inquire about a subject for which notice
has not been given. A statement of specific factual information or the recitation of
existing policy may be given. Any deliberation shall be limited to a proposal to place the
subject on an agenda for a subsequent meeting.
10. Adjourn.
Notice is hereby given that a Regular Meeting of the Construction Board of Adjustments and Appeals of the City of College Station,
Texas will be held on Tuesday October 20, 2015 at 6:00 p.m. in the City Hall Council Chambers, 1101 Texas Avenue, College Station,
Texas. The following subjects will be discussed, to wit: See Agenda
This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made
48 hours before the meeting. To make arrangements call (979) 764-3541 or (TOO) 1-800-735-2989. Agendas may be viewed
on www.cstx.aov.
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MEMBERS PRESENT:
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VISITORS PRESENT:
MINUTES
CONSTRUCTION BOARD
OF ADJUSTMENTS AND APPEALS
Tuesday, September 29, 2015, 6:00 PM
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas, 77840
Chairman Linda Harvell, William McKinney, Johnny Burns, Janet Kountakis,
and Christopher Novosad
Joe Fix
Bucky Prewitt; 2302 Scotney Court, College Station
STAFF PRESENT: Lance Simms, Molly Hitchcock, Brian Binford, Bridgette George, and
Lauren Basey
AGENDA ITEM NO. 1: Call to Order.
Chairman Harvell called the meeting to order at 6:05 p.m.
AGENDA ITEM NO. 2: Hear Visitors
No visitors spoke.
AGENDA ITEM NO. 3: Consideration, possible action, and discussion to approve
meeting Absences:
• Joe Fix - September 29, 2015
Board Member Burns motioned to approve the absence request for Joe Fix. Board Member Kountakis
seconded, motion passed 5-0.
AGENDA ITEM NO. 4: Public hearing, presentation, possible action and discussion on a
recommendation to City Council regarding the adoption of the 2015 International
Residential Code (IRC) and related amendments.
Building Official Brian Binford provided a presentation to the Board illustrating a list of numerous code
changes and amendments.
Chairman Harvell opened the public hearing.
Mr. Bucky Prewitt asked if the following amendment would be a rare occurrence regarding Section
R109.1.1 Foundation Inspection, where the Building Official has the authority to require a form survey to
verify building setbacks.
Mr. Binford said it doesn't happen very often where it's needed, but that there are occasions where he
would require it.
Mr. Prewitt asked if any other people had been consulted regarding the code changes regarding irrigation.
Director Lance Simms said that Prince Irrigation was consulted and involved several years ago when the
City adopted the State Ordinance regarding water conservation.
Mr. Prewitt asked if the City was going to meet with the Home Builders Association to review the code
changes.
Mr. Binford stated that he had been in contact with them and they were working on a meeting date and
time to review the code changes.
Chairman Harvell closed the public hearing.
Board member Kountakis motioned to recommend approval to City Council on the IRC and related
amendments. Board Member Burns seconded, motion passed 5-0.
AGENDA ITEM NO.5: Public hearing, presentation, possible action, and discussion
on a recommendation to City Council regarding adoption of the 2015 International
Property Maintenance Code (IPMC) and related amendments.
Building Official Brian Binford provided a presentation to the Board illustrating a list of numerous code
changes and amendments.
Chairman Harvell opened the public hearing. No visitors spoke. Chairman Harvell closed the public
hearing.
Board Member Burns motioned to recommend approval to the City Council on the IPMC and related
amendments. Board member Novosad seconded, motion passed 5-0.
AGENDA ITEM NO. 6: Discussion and possible action on future agenda items — A
Construction Board member may inquire about a subject for which notice has not
been given. A statement of specific factual information or the recitation of existing
policy may be given. Any deliberation shall be limited to a proposal to place the
subject on an agenda for a subsequent meeting.
There were no future agenda items.
AGENDA ITEM NO. 7: Adjourn.
Chairman Harvell adjourned the meeting at 6:47pm.
APPROVED:
ATTEST:
Chairperson, Linda Harvell Bridgette George, Development
Coordinator
2015 International Building Code
Overview of Changes
The scope of the International Building Code (IBC) applies to the construction, alteration,
movement, enlargement, replacement, repair, use and occupancy, location, maintenance, and
removal or demolition of buildings and structures. The IBC establishes the minimum
requirements to safeguard the public health, safety and general welfare through structural
strength, proper exits, and sanitation. The IBC is also designed to provide safety for firefighters
and emergency responders from fire and other hazards associated with the buildings
environment.
The 2015 IBC continues to establish minimum regulations for building systems using prescriptive
and performance -related provisions. The code changes in this cycle result in technical
consistency with the other International Codes.
New in the 2015 IBC Edition
111.1, Use and Occupancy. (A change in a building's use, or a portion of a building's use, with
no change in its occupancy classification now requires that a new certification of occupancy be
issued by the building official.)
406.3.2, Clear Height. (In private garages and carports, the clear height in vehicle and pedestrian
traffic areas shall be not less than 7 feet. Van -Accessible parking shall comply with Section
1106.5. General height was 7 feet 6 inches default.)
407.2.6, Nursing Home Cooking Facilities. (In Group 1-2, Condition 1, occupancies, shared living
spaces, group meeting areas, multipurpose spaces, and a cooking facility with a domestic
cooking appliance are now permitted to be open to corridors when code criteria are met.)
407.5, Smoke Barriers. (Maximum allowable smoke compartment size for Group 1-2, Condition 2
hospitals and similar occupancies has been increased from 22,500 sq ft to now 40,000 sq ft.)
505.2.3, Exception # 2, Openness. (Mezzanine having two or more exits or access to exits is not
required to be open to the room in which the mezzanine is located.)
507.1, General. (The allowance of a single -story basement in unlimited area buildings is
permitted.)
507.9, Unlimited Mixed Occupancy Buildings with Group H-5. (Group H-5 buildings are now
permitted to be unlimited in area under the special provisions of Section 507. Example of H-5:
High -Hazard Semiconductor fabrication facilities and other comparable research/development
facilities.)
Table 509, Incidental Uses. (Incidental Uses spaces in Group 1-2 occupancies and ambulatory
care facilities have been added to the table or have additional fire protection requirements.
Example: a Laboratory space in a hospital now requires both 1 -hour separation wall and a fire
sprinkler system, instead of one or the other.)
510.2, Horizontal Building Separation Allowance. (In the special provisions for podium
construction buildings, there is no longer a limit of one story above grade plane allowed below the
3 -hour horizontal podium separation. Now more than one story can be located below the 3 -hour
horizontal podium.)
705.8.5, Vertical Separation of Openings. (A fire -rated exterior wall with openings less than 3 feet
vertical separation or 30 inches horizontal flame barriers shall be rated for exposure to fire from
both sides. This is to address the concern of a fire spreading out of the building through the
opening, then spreading through openings in the above levels.)
903.2.1.6, Assembly Occupancies on Roofs. (A fire sprinkler system is now required to be
installed in buildings when the roof is used for a Group A-2 occupancy exceeding 100 occupants
and other Group A occupancies exceeding 300 occupants.)
903.2.1.7, Multiple Fire Areas. (Where small Group A areas share a common means of egress,
the occupant load of the spaces must be added together to determine if a sprinkler system is
required.)
903.2.8, Group R. (Additional fire sprinkler protection is required for attic spaces of Group R-4
depending on the capabilities of the occupants or use of the attic space. Example: Assisted
Living Facilities with occupants receiving care who require limited verbal or physical assistance
while responding to an emergency situation.)
903.3.1.1.2, Bathrooms. (Group R occupancies, sprinklers shall not be required in bathrooms
that do not exceed 55 square feet in area and are located within individual dwelling units with
non-combustible walls and ceiling.)
904.13, Domestic Cooking Systems in Group 1-2 Condition 1. (Domestic cooking equipment in
nursing homes, assisted living facilities, and similar buildings requirements for domestic cooking
hood with automatic fire -extinguishing system.)
907.2.3, Group E. (Manual fire alarm is required where the occupant load exceeds 50, and an
emergency voice/alarm communication system must only be provided when the occupant load
exceeds 100.)
907.2.11.3, Installation Near Cooking Appliances. (Ionization smoke alarms not less than 20 feet
from cooking appliance, not less than 10 feet with an alarm -silencing switch, and photoelectric
smoke alarm shall not be installed less than 6 feet from cooking appliance.)
907.2.11.4, Installation Near Bathrooms. (Smoke alarms shall be installed not less than 3 feet
from a bathroom door or opening.)
915, Carbon Monoxide Detection. (Required in dwelling units, sleeping units, and in classrooms
that the building contains or served by a fuel -burning appliance, fuel -burning fireplace, fuel -
burning forced air furnace, or attached private garage.)
1004.1.1, Cumulative Occupant Loads. (When occupants egress travel path include intervening
spaces or areas the combined cumulative occupant loads of these spaces shall be used to
determine the egress pathway capacity design.)
Table 1004.1.2, Maximum Floor Area Allowances per Occupant. (The mercantile use occupant
load factor has been revised to a rated of 60 gross sq ft per occupant regardless of the floor level
of the mercantile use. Former rate on grade floor was 30 gross sq ft per occupant.)
1007.1, Exit and Exit Access Doorway Configuration. (Exit separation measurement point,
required exit separation configuration from other exits, and remoteness of exit access ways have
now been provided with specific information to ensure adequate egress path and required exit
access separation distance.)
Sec. 3-6. - INTERNATIONAL BUILDING CODE ADOPTED
A booklet entitled 'International Building Code 2015 Editionas amended and as hereafter may be
amended, at least one (1) copy of which is on file in the office of the Building Official of the City of
College Station, Texas, is hereby adopted and designated as the Building Code of the City of College
Station, Texas. In addition, Appendix D of the 2015 International Building Code is hereby adopted.
AMENDMENTS TO INTERNATIONAL BUILDING CODE
Note: An asterisk at the beginning of a section identifies a new amendment with the 2015 code
edition.
A. The above referenced International Building Code is hereby amended as follows:
1. Section 105 (Permits) is amended by adding Section 105.1.3 to read as follows:
105.1.3 Registration of Contractors.
It shall be the duty of every individual who makes contracts to construct, enlarge, alter,
repair, move, demolish, or change the occupancy of a building or structure, or to erect,
install enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, or
plumbing system, the installation of which is regulated by this code, or to cause any such
work to be done, and every individual making such contracts and subletting the same or
any part thereof, to first register with the Building Official, giving full name, residence,
name and place of business, and in case of removal from one place to another to have
made corresponding change to the Building Official.
Exception: Homeowner permits as provided per local amendment by added Section
RI 05.2.4, International Residential Code.
Plumbing Contractors - Plumbing contractors shall be licensed as prescribed by the State
of Texas and shall register their license with the City of College Station before a
plumbing permit is issued by the City.
Air Conditioning, Refrigeration and Heating Contractors - Air Conditioning,
Refrigeration and Heating Contractors shall be licensed by the State of Texas and shall
register their license with the City of College Station before a mechanical permit is issued
by the City.
Licensed Irrigators - Irrigation Contractors shall be licensed Irrigators by the State of
Texas shall register their license with the City of College Station before a lawn irrigation
permit is issued by the City.
Electrical Contractors - Electrical Contractors shall be licensed by the State shall register
their license with the City of College Station before an electrical permit is issued by the
City.
Electrical Sign Contractors — Electrical Sign Contractors shall be licensed by the State
shall register their license with the City of College Station before a permit is issued.
Before any license is registered with the City, the applicant shall have adequate insurance
coverage for general liability as provided for by State law for the respective trade.
2. Section 105.2 (work exempt from permit) is amended by deleting item #2 under
"Building" and replacing with the following:
"2. Fences of wood, chain link, or similar material, and less than eight feet in height, and
walls of brick, stone, concrete, or similar material, and less than six feet in height, shall
not be construed to be a structure, nor shall they require a building permit.
3. Section 105.2 (Work exempt from permit) is amended by adding the following under
"Electrical":
Replacing Fuses: No permit shall be required for replacing fuses of like rating
Replacing Flush or Snap Switches: No permit shall be required for replacing
flush or snap switches, receptacles, lamp sockets, the installation of lamps, or
minor repairs on permanently connected electrical appliances.
Conveying Signals: No permit shall be required for the installation, main-
tenance or alteration of wiring, poles and down guys, apparatus, devices,
appliances or equipment for telegraph, telephone, signal service or central
station protective service used in conveying signals or intelligence, except where
electrical work is done on the primary side of the source of power at a voltage
over 50 volts and of more than 500 watts.
Wiring by Electric Public Service Company: No permit shall be required for
the installation, maintenance or alteration of electric wiring, apparatus devices,
appliances or equipment to be installed by an electric public service company
for the use of such company in the generation, transmission, distribution, sale or
utilization of electrical energy. However, an electric public service company
shall not do any wiring on a customer's distribution system, including metering
equipment wherever located and transformer vaults in which customer's
transformers are located, nor shall any of its employees do any work other than
done for said company as hereinbefore provided for by virtue of this exception.
Temporary Wiring: No permit shall be required for the installation of
temporary wiring, apparatus, devices, appliances or equipment used by a
recognized electrical training school or college.
Railway Crossing Signal Devices: No permit shall be required for the
installation and maintenance of railway crossing signal devices, when such is
performed by due authority of the railroad and in accordance with the standards
of the American Railroad Association, and in collaboration with and approval of
the Department of Public Services of the City of College Station.
Cellular Transmitting Antennas: No permit shall be required for the
installation, repair or replacement of cellular transmitting antennas.
4. Section 107.1 (General) is amended to include the following at the end of the section and
before the exception: "The design professional shall be an architect or engineer legally
registered and in compliance under the laws of Texas and shall affix his official seal to
the construction documents for the following:
1. All group A, E and I occupancies.
2. Building and structures three or more stories in height
3. Buildings and structures 5,000 square feet or more in total area
Exception: "Group R-3 buildings, regardless of size"
5. Section 109.4 (Work commencing before permit issuance) is amended by deleting the
existing text in its entirety and replacing it with the following:
"Any person who commences any work on a building, structure electrical, gas,
mechanical or plumbing system before obtaining the necessary permits shall be subject to
a penalty of 100% of the usual fee in addition to the required permit fees."
6. Section 109.6 (Refunds) is amended by deleting the existing text in its entirety and
replacing it with the following:
"The City Manager or his designee is authorized to establish a refund policy."
*7. Section [A] 110.3.1 (Footing and foundation inspection) is amended by adding the
following to the end of said section:
"The Building Official shall have the authority to require a form survey to verify building
setbacks. Such survey shall be provided to the Building Official prior to placement of
concrete and prepared by a surveyor licensed to perform work in the State of Texas."
Section 110.3.5 (Lath and gypsum board inspection) is amended by deleting the
section in its entirety.
9. Section 111.2 (Certificate issued) is amended by deleting items number 4, 5, 7, 10, and 11.
10. Section 113 (Board of Appeals) is amended by deleting the section in its entirety.
11. Section 116.1 (Conditions) is amended by deleting the sentence, "Unsafe structures shall
be taken down and removed or made safe, as the building official deems necessary and as
provided for in this section." and replacing it with the following: "Unsafe structures shall
be taken down, removed or made safe as provided for in Section 1 (C), Chapter 3, Code
of Ordinances."
12. Section202 (Definitions) is amended by deleting the Townhouse definition and replacing
it with the following:
"Townhouse. A single family dwelling unit constructed in a group of attached units
separated by property lines in which each unit extend from foundation to roof and with
open space on at least two sides."
13. Section 303.1 (Assembly Group A) is amended by adding "tutorial services" under A-3.
14. Section 501.2 (Address identification) is amended by deleting the existing text in its
entirety and replacing it with the following:
"501.2 Address identification. An official address, assigned by the Building Official or
his designee, shall be provided and placed pursuant to this section in such a position as to
be clearly visible from the public street or roadway fronting the property. Addresses
placed pursuant to this section shall be a minimum four (4) inches in height and stroke of
minimum one-half (1/2) inch, composed of a durable material and of a color that provides
a contrast to the background itself. The official address shall be placed a minimum of
thirty-six (36) inches and a maximum of thirty (30) feet in height measured from the
ground level. Buildings or structures located more than fifty (50) feet from the street
curb shall have an official address at least five (5) inches in height. Durable materials
used for the official address shall include, but not be limited to, wood, plastic, metal,
weather resistant paint, weather resistant vinyl, or weather resistant material designed for
outside use on a glass surface. For single family residences, the requirement of this
section may be met by providing a minimum of two (2) inch high numbers on both sides
of a U. S. mailbox located near the curb in front of the house, or a freestanding structure
with numbers at least four (4) inches in height.
A building complex composed of multiple structures or dwellings shall have an official
suite or unit number assigned to each building, suite or tenant as well as a street address
number. If there is sufficient street frontage, each building, suite or tenant may also be
assigned an official street address number. The official street address number of each
structure must be prominently posted on the building so that it is visible from the nearest
public street or designated fire lane. Each number designated by the Building Official, or
his designee, for each individual suite or unit must be conspicuously posted on each suite
or unit.
Commercial buildings with side or rear access in addition to the main entrance, shall also
display the business name and official address on each side or rear door with characters at
least two (2) inches in height Residential structures which provide for rear vehicular
access from a dedicated public alley, street or designated fire lane shall conspicuously
post an official address at least two (2) inches in height so that it is visible from the public
alley, street or designated fire lane.
The owner or manager of a building complex, which contains an enclosed shopping mall,
shall submit to the Fire Official four (4) copies of diagrams acceptable to the Fire
Marshal of the entire complex, indicating the location and number of each business.
When a change in a business name or location is made, the owner or manager shall so
advise the Fire Marshal in writing of the change.
When required by the Fire Code Official, address numbers shall be provided in additional
approved locations to facilitate emergency response."
15. Table 803.11 (Interior Wall And Ceiling Finish Requirements By Occupancy) is
amended by deleting the existing text in footnote "d" and replacing it with the following:
"Class A interior finish material shall be required in all areas of all assembly
occupancies, whether sprinklered or not, except as provided for in notes e and f below."
16. Section 903.1 (General) is amended by adding the following text at the end of said
section:
"For the purposes of this section, the term `fire area' shall be replaced with `building
area
17. Section 903.2 (Where required) is amended by adding the following text at the end of
said section:
"In addition to the requirements of this section, an automatic sprinkler system shall be
provided throughout all new buildings and structures as follows:
Where the total building area exceeds 12,000 square feet in area.
2. Where the height exceeds two stories, regardless of area."
*18. Section 903.2.1.6 (Assembly occupancies on roofs) is amended by deleting the exception
in its entirety.
19. Section 903.2.3 (Group E) is amended by deleting the exception in its entirety.
20. Section 903.2.4 (Group F-1) is amended by deleting the text in item "2" and "K.
21. Section 903.2.7 (Group M) is amended by replacing "three stories above grade" with
"two stories above grade" in item "2" and by replacing "24,000 square feet" with "12,000
square feet" in item "K.
22. Section 903.2.8 (Group R) is amended by deleting the section in its entirety.
23. Section 903.2.9 (Group S-1) is amended by replacing "three stories above grade" with
"two stories above grade" in item "2" and by replacing "24,000 square feet" with "12,000
square feet" in item "K.
*24 Section 903.2.10 (Group S-2 enclosed parking garage) is amended by deleting the
exception in its entirety.
25. Section 907.5.2.3.1 (Visible alarms) is amended by deleting the exception and adding
Section 907.5.2.3.1.1 to read as follows:
Section 907.5.2.3. 1.1 (Employee work areas)
Where a fire alarm and detection system is required, employee work areas shall be
provided with devices that provide audible and visible alarm notification.
*26. Section 912.2 (Location) is amended by adding the following:
Section 912.2.3 (Distance) Fire department connection shall not be located further than
100 feet
from the fire hydrant measured by lay of hose from the engine.
27. Section 1004.2 (Increased occupant load) is amended by deleting the section in its
entirety.
28. Section 1004.3 (Posting of occupant load) is amended by adding the following text to the
end of said section:
"For the purposes of this section, the occupant load shall be the number of occupants
computed at the rate of one occupant per unit of area as prescribed in Table 1004.1.2."
29. Section 1612.3 (Establishment of flood hazard areas) is amended by inserting "Brazos
County" for name of jurisdiction and "July 2, 1992 or February 9, 2000" for the date of
issuance.
30. Section 1907 (Minimum slab provisions) is amended by adding Section 1907.2 to read as
follows:
"1907.2 Minimum foundation standard. All slabs -on -grade with turned -down
footings shall comply with the Minimum Foundation Standard as shown in figure 1."
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GENERAL NOTES'
1. Exterior beam shall extend a minimum of 6 inches into undisturbed soil or fill
which is compacted to 95% Standard Proctor (ASTM D 698) within (i) 2% of optimum
moisture content. All fill material shall have a Plasticity Index (P.I.) between 5 and 18.
2. Interior beams that exceed 60 ft, in length must be a min. of 30" deep.
3. Maximum beam spacing shall be 15 feet and shall be continuous over the length
4. S0 iddoih bof tehe tofou�darti a
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5. Minimum concrete specified compression strength shall be 3000 psi 0 28 days.
6. Masonry fireplace footings shall be a minimum of 30" deep with 2 mats of
#'5's 0 12" O.C. both ways.
7. These minimum standards shall apply,to all foundations.
Exceptions:
A. Foundations far temporary buildings and permanent buildings not exceeding one
story in height and 400 square feet in area.
8. Foundations designed by an Architect registered in the State of Texas or a
civil/structural Engineer registered in the Slate of Texas and approved for use
by the Building Official.
8. All foundations designed by an Architect or Engineer shall be installed as designed.
Revisions and exceptions must be submitted in writing by the Architect or Engineer
and approved by the Building Official.
9. Reinforcing steel shall be grade 60 (grade 40 allowed for stirrups only).
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2015 International Existing Building Code
The 2015 International Existing Building Code (IEBC) is a model code in the International Code family of
codes intended to provide alternative approaches to repair, alteration and additions to existing buildings.
It is necessary to regulate construction in existing buildings that undergo additions, alterations, extensive
repairs or change of occupancy. Such activity represents an opportunity to ensure that new construction
complies with the current building codes and that existing conditions are maintained, at a minimum, to
their current level of compliance or are improved as required to meet basic safety levels. To accomplish
this objective, and to make the alteration process easier, this code allows for options for controlled
departure from full compliance with the International Codes dealing with new construction, while
maintaining basic levels for fire prevention, structural and life safety features of the rehabilitated building.
- In previous code cycles, construction that will now be regulated by the IEBC, would have been
regulated by Chapter 34 of the International Building Code.
- This code provides three main options for a designer in dealing with alterations of existing
buildings.
2015 International Plumbing Code
Overview of Changes
The 2015 International Plumbing Code (IPC) contains many changes that provide clarity of
content and resolve common interpretation problems. The scope of the 2015 IPC continues to
encompass the initial design of the plumbing system, the installation and construction of plumbing
systems, and the maintenance of operating systems. All plumbing systems which are provided
for utilization by and for the general safety and well-being of the occupants of a building are
intended to be governed by the code. Plumbing installations associated with one -and -two family
dwellings are regulated by the International Residential Code.
New in the 2015 Edition
403.3 Required Public Toilet Facilities. Occupancies that have limited areas for public
access (300 sq ft or less), such as dry cleaners, take-out only restaurants and automated
teller machine lobbies, do not require public toilet facilities.
501.3 Drain Valves. Drain valves for emptying shall be installed at the bottom of each
tank -type water heater and hot water storage tank. The drain valve inlet shall be not less
than'/ inch nominal iron pipe size and the outlet shall be provided with male garden
hose threads.
504.7.2 Pan Drain Termination. Where a pan drain was not previously installed, a pan
drain shall not be required for a replacement water heater installation.
607.3 Thermal Expansion Control. The available method to control closed -system
pressure increases caused by the heating of water has been limited to the use of thermal
expansion tanks only.
705.11.2 Solvent Cementing. The application of primer to drain waste and vent PVC pipe
and fittings prior to solvent cementing is not required for 4 — inch pipe size and smaller.
2015 International Plumbing Code
Proposed Amendments
Note: An asterisk at the beginning of a section identifies a new amendment with the 2015 code
edition.
E. The International Plumbing Code adopted by reference in Section 101.4.3, 2012
International Building Code is hereby amended as follows:
Section 102.8 (Referenced codes and standards) is amended by adding the
following exception:
'Exception: Any reference to the ICC Electrical Code shall mean the National
Electrical Code, as adopted and amended by the City of College Station.'
(Reason: The City of College Station has adopted the National Electrical Code to
regulate electrical installations.)
Section106.3 (Application for permit) is amended by deleting the text in said
section and replacing it with the following:
'The code official may require a permit application for work regulated by this
code.'
(Reason: The code as written, requires a written application for plumbing permits. This
amendment provides the flexibility of making written permit applications optional.)
Section 106.6.2 (Fee Schedule) is amended by deleting this section in its
entirety.
(Reason: The City currently has a permit fee schedule that has been adopted by
resolution.)
4 Section 106.6.3 (Fee refunds) is amended by deleting the text in said section and
replacing it with the following:
'The City Manager or designee is authorized to establish a refund policy.'
(Reason: A refund policy for permit fees already exists. This amendment also makes the
IPC fee refund requirement consistent with section 109.6, 2015 IBC.)
Section 108.5 (Stop work orders) is amended by inserting the following amounts
in the blanks provided at the end of said section:
'twenty-five ($25.00) in the first blank and two -thousand ($2,000.00) in the
second blank'
(Reason: The amounts above are consistent with the fines as outlined in the adopting
ordinance for violations.)
Section 109 (Means of Appeal) is amended by deleting the section in its entirety.
(Reason: The City already provided for the establishment of the Construction Board of
Adjustments and Appeals in Section 1(A), Chapter 3, College Station Code of
Ordinances.)
Section 305.4.1 (Sewer depth) is amended by inserting "twelve (12)" in both
blanks and adding the following sentence to the end of said section.
'Where conditions prohibit the required amount of cover, cast iron pipe with
approved joints may be used unless other means of protecting the pipe is
provided as approved by the Building Official.'
(Reason: When field conditions do not allow at least 12 inches of ground cover over a
sewer line, cast iron pipe is provided as approved by the Building Official.)
Section 312.1 (Required tests) is amended by deleting the following text from
said section:
, for piping systems other than plastic, by'
(Reason: This change allows an air test for plastic piping systems — a common practice
on job sites without access to water.)
Section 312.2 (Drainage and vent water test) is amended by deleting said section
in its entirety and replacing with the following:
'312.2 Drainage water test. A water test shall be applied to the drainage system
either in its entirety or in sections. If applied to the entire system, all openings in
the piping shall be tightly closed, except the highest opening, and the system
shall be filled with water to the point of overflow. If the system is tested in
sections, each opening shall be tightly plugged except the highest opening of the
section under test, and each section shall be tested with not less than a 5 -foot
head of water. This pressure shall be held for at least 15 minutes. The drainage
system shall then be tight at all points.'
(Reason: This change omits any reference to pressure testing the vent system. It is not
a common practice in this area to require a pressure test on the vent system.)
10 Section 312.3 (Drainage and vent air test) is amended by deleting said section in
its entirety and replacing with the following:
'312.3 Drainage air test. An air test shall be applied to the drainage piping by
forcing air into the system until there is uniform gauge pressure of 5 pounds per
square inch (psi) or sufficient to balance a 10 -inch column of mercury. This
pressure shall be held for a test period of at least 15 minutes. Any adjustment to
the test pressure required because of changes in ambient temperature or the
seating of gaskets shall be made prior to the beginning of the test period.'
(Reason: This change omits any reference to pressure testing the vent system. It is not
common practice in this area to require a pressure test on the vent system.)
*11 Section 312.6 (Gravity sewer test) is amended by replacing "10 -foot" with "5 -
foot".
(Reason: This change makes for uniform testing methods of DWV and gravity sewer
piping.)
12. Section 312.10 (Inspection and testing of backflow prevention assemblies.) is
amended by deleting said section in its entirety and replacing with the following:
'312.10 Inspection and testing of backflow prevention assemblies. Upon initial
installation, an inspection shall be made of all backflow prevention devices and
assemblies to determine whether they are operable. Testing of all backflow
prevention devices and assemblies shall be in accordance with Chapter 11,
Section 10, Subsection F, of the Code of Ordinances, City of College Station,
Texas."
(Reason: Consistent with City Council's direction concerning backflow prevention
devices.)
13. Section 410.4 (Substitution) is amended by deleting the last sentence in said
section and replacing it with the following:
'Where bottle water dispensers are provided in other occupancies, drinking
fountains shall not be required.'
(Reason: This change allows bottled water dispensers to be used in place of drinking
fountains.)
14. Table 605.3 (Water Service Pipe) is amended by deleting the following materials:
Acrylonitrile butadiene styrene (ABS) plastic pipe
Polyethylene (PE) plastic pipe
Polyethylene (PE) plastic tubing
Polyethylene/aluminum/polyethylene (PE -AL -PE) pipe
(Reason: The piping materials listed above are not commonly used in this area.
Furthermore, College Station has relatively high water pressure demanding the best
water service piping material.)
15. Section 606 (Installation of the Building Water Distribution System) is amended
by adding section 606.8 to read as follows:
'606.8 Materials below slab. Water distribution piping installed under concrete
slabs shall be copper (minimum type K), cross-link polyethylene (PEX) tubing, or
cross-linked polyethylene/aluminum/ polyethylene (PEX-AL-PEX) pipe, all
installed without joints or connections. Materials subject to corrosion shall be
protected when exposed to concrete or corrosive soils.'
(Reason: This amendment provides an elevated standard for water distribution piping
installed under concrete slabs.)
16. Section 606 (Installation of the Building Water Distribution System) is amended
by adding section 606.9 to read as follows:
'606.9 Sleeved cross -polyethylene piping or tubing. 'When a sleeve is provided
for cross-linked polyethylene (PEX) plastic piping or tubing installed under
concrete slabs the annular space between the piping or tubing and the sleeve
must be caulked, foamed, or otherwise sealed to prevent the entrance of
termiticide.'
(Reason: This amendment provides added protection from liquid chemical termiticides
that may enter the void between the sleeve and piping /tubing.)
17. Section 608.16.5 (Connections to lawn irrigation systems) is amended by
deleting the first sentence in said section and replacing it with the following:
'The potable water supply to lawn irrigation systems shall be protected against
backflow by an atmospheric vacuum breaker, a pressure vacuum breaker
assembly, a reduced pressure principle backflow prevention assembly or a
double check.'
(Reason: Consistent with City Council's direction concerning backflow prevention
devices.)
18. Section 701.2 (Sewer required) is amended by deleting the section in its entirety
and replacing with the following:
'701.2 Sewer required. Every building in which plumbing fixtures are installed
and all premises having sanitary drainage piping shall be connected to an
approved sewer. Private sewage systems must comply with City of College
Station's Code of Ordinances (Chapter 11, Section 2). All private sewage
disposal systems must comply with the latest adopted standards of the Texas
Commission on Environmental Quality and be installed under the direction of the
Brazos County Health Department. The installer shall be licensed by the Texas
Commission on Environmental Quality.'
(Reason: This change requires private sewer system installations — treatment plants,
septic systems, etc. —to comply with state and county health department rules.)"
19. Section 1003.3.4 (Hydromechanical grease interceptors, fats, oils and automatic
grease removal devices) is amended by deleting the first sentence in said
section:
(Reason: Chapter 11, Section 6H, College Station Code of Ordinances, contains detailed
provisions for sizing grease interceptors.)
2015 International Mechanical Code
Overview of Changes
The latest code change cycle resolved common interpretation problems and provided clarity of
content to the 2015 International Mechanical Code (IMC). The code was also changed to reflect
current design, construction and inspection methods. In order to keep the IMC up to date on new
technology, requirements to assist designers, installers and inspectors as the demand for new
energy sources increase.
The 2015 IMC is primarily intended to be a commercial code. Therefore, mechanical installations
associated with one -and -two family dwellings are regulated by the International Residential Code.
New in the 2015 Edition:
307.2.5 Drain Line Maintenance. The code now requires that condensate drains be
configured or equipped to allow maintenance of the drain without the drain pipe or tubing
being cut.
307.3 Condensate Pumps. Condensate pumps located in uninhabitable spaces and used
with condensing fuel -fired appliances and cooling equipment must be connected to the
appliance or equipment served by the pump to prevent water damage in the event of
pump failure.
407.1 General. Occupancies including hospitals, nursing homes, detoxification facilities
and ambulatory care facilities must be ventilated in accordance with a new standard,
ASHRAE170.
506.5.3 Exhaust Fan Mounting. The code now requires that hinged exhaust fans be
provided with a means to limit the travel of the fan assembly (Ex: restraint cables).
507.1 General. Type I hood installations shall comply with all aspects of a Type I exhaust
system, whether the Type I hood is required or installed by choice.
701.2 Dampered Openings. Where dampers are installed on combustion air openings,
the code now requires an interlock with the appliance to prevent operation when the
damper is closed.
1102.3 Access Port Protection. Refrigerant access ports shall be protected in accordance
with Section 1101.10 whenever refrigerant is added to or recovered from refrigeration or
air conditioning systems.
2015 International Mechanical Code
Proposed Amendments
D. The International Mechanical Code adopted by reference in Section 101.4.2,
2015 International Building Code is hereby amended as follows:
1 Section 102.8 (Referenced codes and standards) is amended by adding
the following exception:
`Exception: Any reference to the ICC Electrical Code shall mean the
National Electrical Code, as adopted and amended by the City of College
Station.'
2 Section 106.3 (Application for permit) is amended by deleting the text in
said section and replacing it with the following:
'The code official may require a permit application for work regulated by
this code.'
3 Section 106.5.2 (Fee schedule) is amended by deleting the section in its
entirety.
4 Section 106.5.3 (Fee refunds) is amended by deleting the text in said
section and replacing it with the following:
"The City Manager or his designee is authorized to establish a refund
policy.'
5 Section 108.5 (Stop work orders) is amended by inserting the following
amounts in the blanks provided at the end of said section:
'twenty-five ($25.00) in the first blank and two -thousand ($2,000.00) in
the second blank'
6 Section 109 (Means of Appeal) is amended by deleting the section in its
entirety.
7 Section 304.7 (Private garages) is amended by deleting the section in its
entirety.
8 Section 507.6.1 (Capture and containment test) is amended by deleting
the section in its entirety.
2015 International Fuel Gas Code
Overview of Changes
The 2015 International Fuel Gas Code (IFGC) consolidates all code changes from the fuel gas
related installations into one convenient document. It is a compilation of fuel gas related text from
the International Mechanical Code, the International Plumbing Code, and the National Fuel Gas
Code. The code is designed to complement the family of International Codes, including the
International Mechanical Code, the International Plumbing Code, the International Fire Code, and
the International Building Code.
The IFGC regulates fuel gas distribution piping systems, gas-fired appliance installation and gas-
fired appliance venting systems for structures other than one -and -two family dwellings. Fuel gas
installations associated with one -and -two family dwellings are regulated by the International
Residential Code.
New in the 2015 Edition:
307.6 Condensate Pumps. Condensate pumps located in uninhabitable spaces and used
with condensing fuel -fired appliances and cooling equipment must be connected to the
appliance or equipment served by the pump to prevent water damage in the event of
pump failure.
402.2 Maximum Gas Demand. Table 402.2 and the reference to it have been deleted as
a result of the code requiring the actual maximum input rating of the appliances to be
known and used for sizing purposes.
502.7.1 Door Swing. Appliance and equipment vent terminals shall be located such that
doors cannot swing within 12 inches horizontally of the vent terminal.
2015 International Fuel Gas Code
Proposed Amendments
"C. The International Fuel Gas Code adopted by reference in Section 101.4.1, 2015
International Building Code is hereby amended as follows:
1. Section 102.8 (Referenced codes and standards) is amended by adding the
following exception:
"Exception: Any reference to the ICC Electrical Code shall mean the National
Electrical Code, as adopted and amended by the City of College Station."
2. Section 106.3 (Application for permit) is amended by deleting the text in said
section and replacing it with the following:
"The code official may require a permit application for work regulated by this
code."
3. Section 106.6.2 (Fee schedule) is amended by deleting the section in its entirety.
4. Section 106.6.3 (Fee refunds) is amended by deleting the text in said section and
replacing it with the following:
"The City Manager or his designee is authorized to establish a refund policy.
5. Section 109 (Means of Appeal) is amended by deleting the section in its entirety.
6. Section 305.5 (Private garages) is amended by deleting the section in its entirety.
7. Section 403.4.3 (Copper and copper alloy) is amended by deleting the section in
its entirety.
8. Section 403.5.2 (Copper and copper alloy tubing) is amended by deleting the
section in its entirety.
9. Section 406.1.2 (Repairs and additions) is amended by deleting the existing
text in its entirety and replacing it with the following:
"In the event repairs or additions are made after the pressure test, the affected
piping shall be tested. If approved by the code official, minor repairs and
additions are not required to be pressure tested provided the work is inspected
and connections are tested with a noncorrosive leak -detecting fluid or other leak
detecting methods."
10. Section 406.4 (Test pressure measurement) is amended by adding the following
to the end of said section:
'For gas systems with a working pressure up to and including five (5) psi., a
diaphragm gauge utilizing a dial with a minimum diameter of three and one-half
inches (3 %"), a set hand, 2/10 pound incrementation and a pressure range not
more than twenty (20) psi shall be acceptable. A mechanical spring gauge is
only acceptable for use on gas systems requiring a pressure test of more than 20
psig.'
11. Section 406.4.1 (Test pressure) is amended by deleting the existing text in it
entirety and replacing it with the following:
'The test pressure to be used shall be no less than twice the proposed maximum
working pressure, but no less than five (5) psig, irrespective of design pressure.'
12. Section 406.4.2 (Test duration) is amended by deleting the existing text in its
entirety and replacing it with the following:
"Gas piping systems shall withstand the required pressure test for a period of not
less than ten (10) minutes without showing any drop in pressure."