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HomeMy WebLinkAboutA002 - Council Action Form dated July 13, 2004 O U 695 COUNCIL ACTION FORM ITEM # DATE: July 13, 2004 SUBJECT: Establishment of Public Hearing Date for Adoption of 2003 International Building Code (IBC), 2003 International Residential Code (IRC), and 2003 International Fire Code (IFC) with Local Amendments. BACKGROUND: National codes provide the basis for Ames' adopted building codes. The national codes are typically revised every three years. Current Ames' codes are based upon the 1997 editions of the Uniform Building Code (UBC) and Uniform Fire Code (UFC). In 1994, the nation's three largest code organizations, ICBO, SBCCI, and BOCA, merged. These organizations agreed to consolidate their three building codes into one. In 1997 the last versions of the Uniform Building Code and Uniform Fire Code were written and sections were adopted by the City. Staff has worked with the local building community, keeping them informed regarding pending code changes since 2000, when the first International Codes (I-Codes) were produced. In September 2003 the building official researched the differences between the Uniform Building Code and the International Building/Residential Codes and developed a list of the major differences. Information sessions were then set up with City Staff, Building Code Board of Appeals members and the Ames Home Builder's Association (HBA) to discuss this list of code changes and to address other concerns of those organizations. Members of the building community had concerns over about a dozen items needing either further clarification or discussion. After careful review of the issues, the next meeting involved further reduction of the list to eight items. Throughout the process, the building official and fire department administration informed the Board and the HBA that the philosophy as stated in the Municipal Code is to adopt the written national standard as closely as possible with minimal local amendments. This philosophy is important since the creation of the 2003 I-Codes already occurred through a three year process involving the National Home Builders Association, the American Institute of Architects, trades people, manufacturers, suppliers and code officials. A sub-committee of HBA members next met and narrowed the list to five concerns. Four of these issues are included in Alternative #1 on page 3 of this report. The fifth was only a clarification issue and was addressed in a letter to the Building Code Board of Appeals. The Building Code Board reviewed both the staff and HBA recommendations and prepared a list of proposed code changes. The most time was spent on the timing for when changes in fire sprinkler system requirements should take effect. The HBA members were concerned that various developments were already planned or in place and that additional costs on those projects would cause potential hardship to the owners. 1 Research clearly demonstrates that sprinkler systems will save lives in Ames. Staff believes it would not serve the public's best interest to allow further construction without these sprinkler systems. The Building Code Board is empathetic to the citizens' safety and also recognizes the additional cost to the developers. Therefore, the Board proposed a six month phase-in period on the sprinkler issue. Staff has agreed to this compromise. All groups agreed that during the phase in period, new structures must meet the current building code. After the six month period they must meet the 2003 IBC, IRC, and IFC. The IBC allows for projects to start within 180 days after issuance of a permit. Therefore, for any phased in approach, the actual length of time to start the project could be six months longer. That is, a six-month phase-in period could actually allow for the project to begin within one year of when the new codes are adopted. Adoption of the International Fire Code was also discussed. The Board and HBA had no significant issues with adoption of the IFC at this time. The IFC was analyzed by the Fire Inspector and Deputy Fire Chief in comparison to the Uniform Fire Code. The IFC is a more detailed supplement to the International Building Code, similar to how the Uniform Fire Code (UFC) was to the Uniform Building Code (UBC). The staff has informed all parties throughout the process that the adoption of the national codes is a first of three phases of code changes. In the second phase, ordinance recommendations regarding issues of local importance will be reviewed. As examples, staff is currently in discussions, research, and implementation planning for: • Retrofitting fire sprinklers in fraternities and sororities • A "Knox Box" emergency building entry program • Better access to elevator systems for fire suppression activities A third phase will then explore national codes for the renovation and maintenance of existing structures. The City will remain under the Uniform Plumbing Code (UPC) and Uniform Mechanical Code (UMC) rather than adopting the International Plumbing Code (IPC) and International Mechanical Code (IMC). The State Health Department has adopted the UPC. State law requires that local jurisdictions' plumbing codes cannot be less restrictive than the State's plumbing code. Since the IPC is generally less restrictive than the UPC, numerous local amendments would be needed in order for our local code to not be less restrictive than the state's requirements. Therefore, in order to be in compliance with requirements of the State Health Department, it is currently being recommended that the City retain the 2003 UPC and UMC instead of the 2003 IPC and IMC. It is staff's hope that it will someday be possible to adopt the International Plumbing and Mechanical Codes. That action will simplify code use, provide consistency for those who design or review building plans, and unify all of the City's codes under one umbrella. Many (- Code requirements are also less restrictive, which often translates into less costly construction costs. 2 Staff is willing to look at any concern by citizens, the Building Board, or the HBA as issues arise in the adoption and implementation of the I-Codes. During the local review process there were initially about thirty builders involved in the discussions. Numbers of participants in the last two meetings shrunk as concerns were addressed. There have been three mailings to all registered building contractors in Ames sharing information and meeting times. Two public hearings on the proposed changes have been held by the Building Code Board of Appeals. Staff believes we have exhausted all communication opportunities and are ready to move this process to the City Council. On December 2, 2003, the Building Code Board of Appeals held a public forum to present the final draft of the proposed codes. Since the departure of the building official caused an unanticipated delay, a second public forum was held on July 1, 2004. As a part of the transition plan it was agreed that in 2004 builders could choose between the currently adopted UBC and the proposed I-Codes. Several buildings currently under construction are utilizing the 2003 I-Codes, and some are near completion. As of the July 1, 2004, public forum there is no known opposition to this code adoption. Staff and the builders who participated see the new code adoptions as mutually desirable and in the citizens' best interests, and support adoption with the local amendments noted below. ALTERNATIVES: 1. Set a date of public hearing for July 27, 2004, regarding adoption of the 2003 International Building Code, 2003 International Residential Code, and 2003 International Fire Code with the following amendments: • Retain the energy code and foundations sections as currently adopted • Omit the plumbing/mechanical sections in the IRC and retain our local plumbing/mechanical codes as adopted • Make local amendments to the IBC/IRC for [1] a phase-in of stair geometry of one year from adoption date of ordinance for permit application, [2] omission of 12" from end of plate for anchor bolts under specific circumstances, [3] change from 2 to 3 risers on secondary entrances to single dwelling units, and [4] allowing a 6 month phase-in from adoption date of ordinance for permit application for fire sprinkler systems in all 3- to 15-plexes 2. Do not adopt updated building and fire codes for the City. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #1 , establishing July 27, 2004 as the public hearing date for adoption of the 2003 International Building Code, International Residential Code, and International Fire Code as proposed with the local amendments noted above. 3 The Code of Iowa section 380.10 calls for adoption of codes within 30 days of the public hearing. This does not allow for our normal system of three readings on consecutive Council meetings. Staff has spent many months working with local builders and building professionals to gain their support for this change. As was discussed with Council in October of 2003, options to utilize the 2003 I-Codes were given to local builders in 2004. Due to an unanticipated departure of the Building Official in January, this adoption has been postponed. Adoption of these codes in one reading on July 27 is requested to facilitate the issuance of Certificates of Occupancy for buildings constructed under the I-Codes that are preparing for occupancy in August, 2004. COUNCIL ACTION: 4