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BS 2007-07-05 BSC MINUTES OF JULY 5, 2007 BUILDING AND STANDARDS COMMISSION The Building and Standards Commission of the City of Coppell met on Thursday, July 5, 2007, at 7:30 p.m. in the Conference Room, Fire Administration Building, 500 Southwestern Blvd. Commissioners in attendance: Alternate Commissioners in attendance: Mark LeGros, Chairman Jon Holzheimer, Alternate Commissioner David Stonecipher, Vice Chairman Laura Ketchum, Alternate Commissioner Robert Chomiak, Commissioner Harold Copher, Alternate Commissioner Donald Perschbacher, Commissioner Absent: Also present: John Hoppie, Commissioner Tim Oates, Deputy Chief - Prevention Greg Jones, Chief Building Official Mary Beth Spletzer, Secretary Item 1: Call to Order. Meeting was called to order at 7:35 p.m. by Chairman LeGros. Commissioner Holzheimer was appointed to serve on the board in place of Commissioner Hoppie who was absent. Item 2: Public Hearing to consider the recommendation for adoption of the 2006 Editions of the following Codes: International Building Code, International Energy Conservation Code, International Fire Code, International Fuel Gas Code, International Mechanical Code, International Plumbing Code, International Property Maintenance Code, International Residential Building Code, as well as the 2005 Edition of the National Electrical Code, all with local Coppell amendments, carried over from the previous code adoption. Greg Jones introduced Tim Oates, indicating that Chief Oates had served on the Fire Code subcommittee, and that he himself had served on the Building and Energy Advisory Committee. He distributed an overview of the code updates, explaining why the City has chosen to adopt the 2006 International Codes and the 2005 National Electrical Code, at this time. He noted that Coppell will be one of the first cities in the Metroplex to adopt the 2006 editions. He reported that tonight’s meeting is intended to provide a brief overview of the code updates, with the intention of seeking the Board’s recommendation for approval, and subsequent approval and adoption by City Council. Greg Jones reported that this adoption will also include previously adopted local amendments, such as: the ban on wood shingles and wood shakes as roof covering material for all types of construction; the requirement that buildings over 55 feet above the lowest level of access for fire fighting must be equipped with all the safety provisions of high-rise construction; and, the requirement that buildings must be equipped with automatic fire sprinkler systems if they’re over 5,000 sq. ft., over 35 feet in height, or two or more stories. At the same time, he noted that mini warehouses are required to be equipped with automatic fire sprinkler systems. Greg Jones further reported that the North Central Texas Council of Governments (NCTCOG), which is comprised of 23 cities, has also proposed amendments to these new versions of the family of I-Codes, and those amendments are also incorporated in these drafts of the adopting Ordinances. He commented that this organization’s goal was to standardize construction in the Metroplex to make it easier for architects, builders and developers. In addition, Greg Jones explained that the Energy Conservation Code, which mandates green and energy efficient construction, as well as the Plumbing, Fuel Gas, Mechanical, and Electrical Codes, all of which encompass the latest in technological improvements, help put Coppell at the cutting edge. He further explained that the Property Maintenance Code replaces the original Neighborhood Integrity Ordinance, but is more all-encompassing because it provides City staff with a legal means by which to condemn property, define dangerous buildings, and provide for the abatement of those buildings, when necessary. Greg Jones summarized that this package of codes was previously reviewed and approved by the City Attorney’s office. He commented that adoption of these codes will bring Coppell to an even higher level of life safety and, in addition, will favorably impact the City’s ISO rating, with the goal of eventually lowering citizens’ rates of homeowners’ insurance. Referring to the International Building Code, Chairman LeGros noted an error, as follows: Page 3, Section 108.6.1. Refunds: “The Building Official may authorize any fee paid hereunder which was erroneously paid or collected.” Change phrase to read, “the Building Official may authorize the refund of any fee hereunder which was erroneously paid or collected.” Greg Jones noted this error, and indicated he would make that revision. Referring to the International Building Code, Chairman LeGros asked if the following section referred to interior situations, and Greg Jones indicated that it did: Page 3, Section 109.3.5. Lath and gypsum board inspection: (Section to be deleted) Referring to the International Fuel Gas Code, Chairman LeGros commented that, in his experience as a licensed home inspector, he questioned the following: Page 5, Section 616.6.1. Maximum Length: “The maximum length of a clothes dryer exhaust duct shall not exceed 25 feet from the dryer location to the wall or roof termination, with not more than two bends.” Chairman LeGros explained that this statement actually allows a clothes dryer another 10 feet of exhaust duct, because the additional two bends are not differentiated as 45-degree or 90-degree bends. He further explained that in most cases, when a duct is traveling through unconditioned attic space, temperature changes occur, resulting in condensation, which attracts lint, thereby creating blockages, which can lead to the potential for fire hazards. Greg Jones noted that the regional code coordinating committees are still meeting to finalize the code amendments, so it’s possible that this topic could still be revised. He noted, however, that, at the local level, this revision can be easily adopted. Chairman LeGros further clarified his concern to other board members, adding that this section was revised, in the 2006 Codes, to read, “25 feet, with two bends”, which allows more latitude, not less. He commented that because the angles of those bends are not specified in the newly revised amendment, they allow for as much as an additional 10 feet of ductwork. Discussion continued on the meaning of this revision. Chairman LeGros suggested that the wording be revised as follows: Remove the words, “with not more than two bends”, “extra”, and “that occur after the first two bends”. Chairman LeGros noted that this same wording also appears in the International Mechanical and Residential Codes. Referring to the International Plumbing Code, Chairman LeGros commented that the following revision seemed restrictive for anyone installing or inspecting water heaters: Page 5, Section 502.5. Water Heaters installed in attics. “The clear access minimum opening dimensions shall be a minimum of 20 by 30 inches.” Chairman LeGros noted that this has been reduced from 22 inches to 20, and Greg Jones explained that the actual phrasing is “20 by 30 inches or larger”, noting that it depends on the size of the water heater, and is phrased that way to allow for removal of the unit, when a change-out is needed. Commissioner Chomiak asked if any of the nine codes were new, or if all had been previously adopted during the last code adoption. Greg Jones responded that the only one that is new is the Property Maintenance Code, which is being adopted on the advice of the City Attorney’s Office, and will give City staff the legal means to abate dangerous buildings, should the need arise. Commissioner Perschbacher asked if any of the amendments might be considered burdensome to business owners and developers, and Greg Jones responded that he did not foresee any such problems, due to the fact that a good cross section of vendors, contractors, architects, and developers were represented at these regional hearings, and the outcome was a concerted effort to agree on standard regional amendments. Commissioner Copher asked about the City’s ISO rating, how insurance rates are determined in relation to it, and how the adoption of these codes will impact that rating. Tim Oates reported that Coppell initiated an ISO inspection this year, because it is strongly believed that the ISO rating has improved. He explained that the ISO rating is determined by many factors, with code adoption being worth 2 points of a total 107 points. In addition, he listed the following categories of ISO evaluation: Fire Department, 50 points; water supply, 40 points; dispatch, 10 points; Texas addendum to insurance services, 6.5 points; inspections, 2 points; fire investigations, 2 points; and public education, 2.5. He noted that Coppell is currently rated at 78, which equates to an ISO rating of 3, with 1 being the best. He reported that Coppell’s last ISO rating occurred in 1998, but the following additions and improvements have been made since then: a truck company; an additional six personnel on staff each day; elevated water tower; improvements to the dispatch center, etc. In conclusion, he noted that Staff anticipates a rating, this time, of a very solid 2. Commissioner Holzheimer asked if there was a grace period for projects under construction during the change-over to the new 2006 I-Codes. Greg Jones replied that any projects that are now “under development” in Coppell will be allowed to work under the current 2000 International Codes and 1999 National Electrical Code. He added, however, that contractors and developers may want to comply with many of the new changes in the 2006 I-Codes, simply because they make good sense. Referring to the International Fire Code, Tim Oates reported one typographical error, as follows: Page 16, item #40. 3301.1.3 Fireworks. Replace: “within 1,000 feet of its borders” with “within 5,000 feet of its borders”. Commissioner Perschbacher questioned whether the Board fully understood the change they were making to the Fuel Gas Code, considering the fact the Council of Governments had apparently thoroughly debated the issue. Chairman LeGros commented that he wondered if the Council of Governments was even aware of the ramifications of their decision, due to the fact that they only review new products, and don’t consider their performance over time. Whereas, those in his (Mark’s) profession can see the track record of certain products and types of installation, as well as the way they perform, and their deficiencies. He noted that liability issues fall back on people such as him (home inspectors), and not on the inspectors of new home construction. Motion was made by Commissioner Holzheimer that the 2006 International Codes and the 2005 National Electrical Code be recommended for adoption by City Council. Motion was seconded by Commissioner Chomiak, and a vote was taken. Motion carried, 5 to 0. Motion was modified by Commissioner Holzheimer that the 2006 International Code be recommended for adoption, by City Council, with the inclusion of the amendments as discussed this evening. Motion was seconded by Commissioner Chomiak, and a vote was taken. Motion carried, 5 to 0. Other Business. None. Adjournment. Meeting adjourned. ____________________________________ Mark LeGros, Chairman ____________________________________ Mary Beth Spletzer, Recording Secretary