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  9.       
City Council Regular Meeting
Meeting Date: 03/23/2021  

BACKGROUND
The City of Schertz Planning and Community Development Department – Inspections Division has determined a need to revise the City adopted building codes regarding sanitation, fire, building, plumbing, mechanical, fuel/gas and electrical requirements. The current 2012 code was adopted in 2015 and industry standards change to provide for implementation of new construction practices and improvements in safety standard for the safety and welfare of the community. Based on conversations with Council over the past year, staff approached this update with the intent of carefully evaluating the benefit of local amendments with the costs - in terms of expense, time and workload. Recommendations for additions and deletions to local amendments were made with this in mind. For example, many of the local amendments for foundations were removed. Staff also exempted smaller pergolas, arbors and trellises from needing a permit. Staff added an appendix to allow shipping containers to more easily be converted for permanent use.  

The local amendments proposed are intended to ensure the proper construction of structures built in the City and help mitigate regional climate (i.e weathering), environmental conditions (i.e. wind, flooding, wildfire, etc.), geological, topographic and natural hazards.  Some of those amendments are part of the building appendix written by the International Code Council for municipalities to adopt new construction practices or trending construction and some are local and based on industry professional recommendations.

City staff holds monthly contractors’ meetings (a short hiatus during COVID) to discuss construction practices and gain input from the development/construction community.  Homebuilders, Electricians, Plumbers, Mechanical Contractors, Greater San Antonio Builder Association, and other Professional Individuals have provided input on codes that they feel need to be amended through these meetings. 
GOAL
It is the City’s desire to protect the safety and welfare of the community through regulation of certain construction activities.
COMMUNITY BENEFIT
It is the City's desire to adopt building standards in the community to ensure proper construction and updating the building codes will improve the consistency in construction standards thereby providing building efficiency for the homeowner and the builder because many of the builders working in Schertz are also building in neighboring communities who have also adopted the 2018 codes.
SUMMARY OF RECOMMENDED ACTION
Planning and Community Development – Inspections Division staff invited various stake holder groups and conducted stakeholder meetings in February of 2021 to gain input on the proposed changes from the Chamber of Commerce, Homebuilders, Engineers, Architects, Contractors, EDC, Electricians, Plumbers, Mechanical Contractors, Greater San Antonio Builder Association and the community. Three workshops were conducted to gain input from City Council, Building and Standards Commission and the public.  The proposed local amendments that include the redline changes were posted on the City Website on February 12, 2021 for public review.  Through this process we were offered feedback from those groups based on their experiences.  The Building and Standards Commission held a public hearing on March 1, 2021 and have offered a recommendation of approval.

Adoption of the following codes:
  1. International Building Code (IBC) 2018
  2. International Residential Code for One and Two Family Dwellings (IRC) 2018
  3. International Fuel Gas Code (IFGC) 2018
  4. International Mechanical Code (IMC) 2018
  5. International Plumbing Code (IPC) 2018
  6. International Existing Buildings Code (IEBC) 2018
  7. International Property Maintenance Code (IPMC) 2018
  8. Manual of Cross Connection Control, Tenth edition (2009)
  9. National Electrical Code 2020 – State mandated
  10. International Energy Conservation Code (IECC) 2015 – State mandated
  11. International Swimming Pool and Spa Code (ISPSC) 2018 – State mandated
A summary of the major Building Code local amendments are listed below.  The full redlines attached include all additions, deletions, and updated wording for your review.

Article 1 – In General
  • Updated and deleted wording to bring the codes consistent with digital processes, inspection requirements, license requirement for a General Contractor, etc.
  • Deleted Insurance requirements for Electrical, Plumbing and Mechanical contractors during the registration process since the State of Texas regulates the requirement to acquire and maintain insurance as well as the amount of insurance required.   
2018 International Building Code
  • Included Pergolas, Arbors and Trellis under 300 square feet to 105.2 Work exempt from permit.
  • Included definitions for Pergolas, Arbors or Trellis in 202 Definitions.
  • Added a requirement in1008.3 Room and Spaces for all handicap restrooms to be equipped with an emergency light fixture and a requirement for emergency light in the room by an exit in school classrooms.
  • Deleted eight (8) of engineering foundation documents required by 1801.2.1 Design basis to require only 2 documents.
  • Updated the sound attenuation requirements related to the certification process.
  • Added an appendix to allow for Shipping Containers used for permanent use.
  • Deleted various sections in the local amendments to remove duplicate information already provided in the code book being adopted.
2018 International Residential Code
  • Included Pergolas, Arbors and Trellis under 300 square feet to 105.2 Work exempt from permit.
  • Included definitions for Pergolas, Arbors or Trellis in 202 Definitions.
  • Added an exemption from an engineered foundation for porches under 300 square feet with specific construction requirements.
  • Deleted seven (7) of engineering foundation documents required by 1801.2.1 Design basis to require only 3 documents.
  • Added a Table R301.2 Climatic and Geographic Design Criteria as prescribed by the code book.
  • Amended the rough in water test to reflect the 2018 International Plumbing Code test requirements.
  • Replace the IRC Part VIII Electrical with the National Electrical Code 2020 as adopted by the State of Texas.
  • Adding the adoption of the following Appendixes to include - Appendix M – Home Day Cares; Appendix P – Sizing of Water Piping System; Appendix Q – Tiny Houses; Appendix R – Light Straw-Clay Construction; Appendix S – Straw Bale Construction; Appendix U- Chapter 31; Section 3114 Shipping Containers as described in the IBC with all the same protections.
2020 National Electrical Code
  • Deleted 210.11 Branch Circuits required for bathroom circuits.
  • Deleted 210.19 Minimum Ampacity and Size
  • Deleted 210.52 Dwelling Unit Receptacle locations in bathrooms.
  • Added 230.70 (A) (1) requirement for service to be readily accessible.
2018 International Plumbing Code
  • Deleted 305.3 Pipes through Foundation Walls
  • Deleted 312.10.2 Testing Exception for lawn sprinkler irrigation backflow devices.
  • Deleted Table 702.3 Building Sewer Pipe for Cellular core drain waste vent.
  • Deleted Appendix C - Vacuum Drainage System but retained the new Appendix C - Structural Safety and included
  • Deleted Appendix B-Rates of Rainfall for various cities; Appendix D – Degree Day and Design Temperatures; Appendix E – Sizing of Water Piping System
2018 International Fuel Gas Code - No changes
2018 International Existing Building Code - No changes
2018 International Swimming Pool and Spa Code - Deleted the appendixes
2018 International Existing Building Code - No changes
2018 International Property Maintenance Code - No changes
2009 Manual of Cross-Connection Control  - No changes
FISCAL IMPACT
Staff does not believe that there will be an increase in building costs from adoption of the 2012 codes to the 2018 codes.

The proposed reduction in the number of foundation documents to be prepared by an Engineer reduce construction costs for both the contractor, homeowner, and City by reducing the cost of project as each letter could cost the contractor as much as $400 for preparation cost, save time in the contractor’s project management and reduce staff time collecting reviewing and managing the documents which will allow staff to work with residents and contractors on other construction projects.

The amendment to allow an engineer’s representative to perform the pre-pour inspection and be present during placement of the concrete pour will significantly reduce the cost incurred by builders to meet this requirement.

There may be a slight increase in cost incurred to builders with regard to additional emergency lighting requirements in all handicap restrooms, but staff feels the benefit of this is significant.  With regard to adding emergency lighting in each school classroom, the school district have added the light on the last several schools constructed in the City.

The City will no longer gain revenue from those permits being proposed for exemption.
RECOMMENDATION
Staff recommends approval of the amendments to the Schertz Code of Ordinances, Chapter 18, Buildings and Building Regulations by repealing existing International Codes and adopting new International Codes and adopting the amended Schertz Code of Ordinances, Chapter 18, Building and Building Regulations as presented.

The Building and Standards Commission conducted a public hearing on March 1, 2021 and offered a recommendation of approval by unanimous vote.
Attachments
Ordinance 21-C-07 with exhibits
Article I & II
Article III
Article IV
Article V
Article VI
Article VII
Article VIII
Article IX
Article X
Article XI
Article XII
Article XIII
Redlines

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