HomeMy WebLinkAboutA001 - Council Action Form dated March 7, 2000 s,
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ITEM # 44V CAF
DATE: March 7, 000
SUBJECT: Proposed ordinance change for light and ventilation requirement for habitable
space in basements of new residential construction.
BACKGROUND:
In 1993 the City of Ames adopted it's own building code rather than following the state.
The City of Ames adopted the 1991 Uniform Building Code (UBC) with a few local
amendments. One such amendment was the reduction of window glass in the basement
for light and ventilation. The 1991 UBC required ten percent (10%) of the floor area in
window glass and our local amendment required five percent (5%).
Over the past several years we have had numerous complaints from homeowners that
basements are used differently than the main levels of a home and they don't want large
windows in every habitable room. They felt the amount of window area should be tenant
preference. Recently, all parties involved, i.e., inspectors, fire officials, homebuilders,
homeowners and the Building Code Board of Appeals discovered that no one was actually
opposed to this proposed change. Therefore, the Home Builders Board of Directors
proposed the ordinance change to eliminate the five percent (5%) window glass
requirement for light and ventilation in residential basements to the Building Code Board
of Appeals. The Board voted 4-0 in favor of the request. The fifth board member was not
present at the meeting, but has informed the inspection staff that he also favors the
proposal.
The inspection staff, fire inspector and fire chief have discussed the issue and agree with
the proposal.
This proposal will not eliminate the requirement for egress windows in each bedroom or
habitable spaces in a basement. Those requirements will remain in effect just as they are
currently. The Building Code Board and staff believe that the majority of new homes will
still have as many windows as before due to resale value. The proposed change will allow
for more design choices later when basements are finished knowing that the five percent
(5%) rule is no longer required. The houses that are more affordable have fewer windows
and when these homeowners come in for a permit to finish their basement they are the
least likely to afford the extra cost to cut out concrete walls and install more windows. This
forces many people to avoid the permit process and then they get no inspections to verify
everything else is safe. Therefore, this will benefit those who need affordable housing the
most and will reduce construction costs.
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ALTERNATIVES:
1. Approve the request and authorize the City Attorney to draft an ordinance change to
remove the requirement for natural light and ventilation for residential basements.
2. Deny the request.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt Alternative #1
authorizing the city attorney to draft an ordinance change eliminating the requirement for
five percent (5%) light and ventilation area in residential basements.
COUNCIL ACTION: