HomeMy WebLinkAboutA001 - Council Action Form dated October 8, 1996 ITEM # -7 q 7
DATE: October 8. 1996
SUBJECT: Changes to the Ames Plumbing Code, Chapter 21 as proposed by the Plumbing
Code Board of Appeals.
BACKGROUND:
On July 23, 1996, city staff and the Plumbing Code Board of Appeals held a workshop with
the City Council regarding water pressure throughout the City of Ames. The City Council
asked the Plumbing Code Board of Appeals to bring back their recommendations for code
changes. The Plumbing Board met with city staff recently to work out possible changes that
would be a win - win situation for everyone.
The Board decided that the local code should state that any new construction shall have a
pressure reducing valve (PRV) if the structure has over 80 psi of pressure after the water
meter and backflow preventer. All existing structures will be grandfathered in, with city staff
and plumbers educating property owners of potential concerns regarding high pressure. City
staff have discussed the concern that some water customers like the high pressure or need
higher pressure (i.e., Gateway Center, why reduce the pressure only to have to boost it again
to get to upper floor levels.) Therefore, staff feels there should be a relief from the code if the
owner of the structure understands the pros and cons of the high water pressure. One
method of informing the owner might be to have the owner read a pamphlet and sign off on
acceptance of responsibility or to have the Building Official waive the requirement if presented
with adequate documentation for the need for higher pressure.
The Board also voted to adopt the use of the middle table (46-60 psi) in the Uniform Plumbing
Code. Currently, all piping for internal plumbing systems and services are sized according
to the low table (30-45 psi) in the UPC. The reason the Board approved the use of the middle
table is to allow a cushion if the high pressures drop in the future. If the structure is on the low
end of psi, then the plumber and inspector should inform the owner of the need to use the low
chart or install a booster pump. The Board's understanding from the workshop was that the
City Council will not tolerate any pressures lower than those we currently have (38 psi
minimum). Again, staff feels this would be a nice compromise, but believe we should go a
step further and require the low chart to be used in those existing situations which are
currently 50 psi or below. The low chart would be used in a defined area, such as, west of
Dotson Drive and south of Lincoln Way until such time that a two pressure system is
developed based on expansion to the southwest.
Also, the Board is favorable to the discussion proposed by the City Council that the city staff
start researching and implementing a two pressure system as further development to the west
becomes apparent.
The Board would like to have these codes implemented to help reduce building costs by using
smaller diameter pipe. This reduction may offset the cost of a PRV for those with 80+ psi.
The Board held a public hearing on August 26, 1996, to receive feedback on these proposals,
and no one spoke in opposition to these proposals while two persons spoke in favor of them.
ALTERNATIVES:
1. Direct the City Attorney to draft ordinance changes regarding proposal one and two strictly
as proposed by the Plumbing Code Board of Appeals.
(A) Require all new structures to have PRV's if above 80 psi.
(B) Use middle chart (46-60 psi) in the Uniform Plumbing Code for all structures in Ames.
2. Direct the City Attorney to draft ordinance changes regarding proposal one and two with
amendments as recommended by city staff.
(A) Require all new structures to have PRV's if above 80 psi unless waived by the Building
Official.
(B) Use middle chart (46-60 psi) in the Uniform Plumbing Code for most of Ames. Use the
low chart (30-45 psi) for an area generally located in the extreme southwest area of
Ames (south of Lincoln Way and west of State) until two pressure systems are
developed.
3. Deny the proposals.
4. Direct the issue back to staff for further review and various other solutions.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt Alternative #2
directing the City Attorney to prepare an ordinance change including the two proposals
mentioned above with amendments from city staff.
COUNCIL ACTION: