Item 7ACity of Southlake, Texas
MEMORANDUM
July 14, 2004
TO: Billy Campbell, City Manager
FROM: Rick Black, Director of Public Safety (Ext. 2421)
SUBJECT: Ordinance No. 868, 2nd Reading, Adoption of the 2003 International Building
Code.
Action Requested: City Council approval of Ordinance No. 868 adopting the International
Building Code, 2003 Edition with local amendments.
Background
Information: The city currently operates under the 2000 editions of the International Codes
and under the 1999 edition of the National Electrical Code. These codes are
published on a three year cycle. The North Central Texas Council of
Governments Executive Board with the recommendation of the Regional
Code Coordinating Committee has recommended adoption of these codes
except the Property Maintenance Code be adopted with regional amendments.
The Property Maintenance Code is included as an update for the Dangerous
Building Code.
Financial
Considerations: These updated codes will have nominal impact on the cost of construction in
the city.
Financial Impact: This will have no financial impact on the city budget.
Citizen Input/
Board Review: The Building Board of Appeals held three public hearings and unanimously
recommended adoption of these codes. Two additional meetings were held to
receive input from the area building contractors.
Legal Review: This ordinance has been reviewed by the city attorney and changes have been
made as recommended
Alternatives: Adopt the ordinance as recommended or direct staff to restudy any specific
issues that may be of concern.
Supporting
Documents: Detailed memorandum to Garland Wilson dated June 21, 2004
Ordinance No. 868, 2003 International Building Code
Billy Campbell
July 14, 2004
Page 2
Staff
Recommendation: Approve Ordinance No. 868 on second reading, adopting these codes with an
effective date of September 30, 2004. This is intended to provide builders time
to factor changes into contracts being developed.
RB /gw
City of Southlake, Texas
MEMORANDUM
June 21, 2004
TO: Garland Wilson, Chief of Administrative Services
FROM: Paul Ward, Building Official, and;
Chuck Bloomberg, Plans Examiner
SUBJECT: 2003 International Codes
The ICC, International Code Council, is a nonprofit organization founded in 1994 to develop a single set of
comprehensive and coordinated national model construction codes for use throughout the country.
We as the City of Southlake have been involved and supportive throughout the code development process and
the creation of the International Codes. This support has been through the North Texas chapter of the
International Code Council and through the regional review process be the Regional Codes Coordinating
Committee of the NCTCOG (North Central Texas Council of Governments).
The I Codes were developed with the support of many organizations that have interest in the construction
industry although the final vote on all items is by code officials only. Work on the International Codes has been
a model of democracy, without territorial disparities getting in the way. The American Institute of Architects and
the National Association of Home Builders were both very active participants in the code development process.
The National Association of Home Builders has applauded the recent action by the International Code Council
(ICC) to add "affordability" to the Purpose Statement section of the International Residential Code (IRC), which
applies to one- and two - family homes.
The City of Southlake has had a track record of supporting the latest edition of the codes. The code has been
published every three years for a long time. Since the 1980's Southlake has adopted the new code within one
year of it becoming available.
Another important reason to be up to date with the latest codes is the ISO insurance rating. Their system will
subtract points if the city is not on the current codes. We always need to be able to show that we are current
with the latest codes.
The Building Codes are a set of universally accepted standards adopted as guidelines for construction of
buildings and related building operations. The term "building codes" is a generic phase that actually
encompasses several individual codes, each of which must be approved and adopted by the City Council
before they can be applied or enforced. These codes are periodically updated, primarily due to new products
entering the marketplace, and minor revisions may be made under the term "local amendments."
The International Building Code (IBC) addresses the general design and construction aspects of all buildings
except one- and two - family dwellings and townhouses which are covered in the International Residential Code
(IRC). For example, how many exits are required, what type of construction material may be used on the
structure, and what special rules exist for the construction of the framework. Southlake currently operates under
the 2000 IBC. The proposed ordinance will bring us up to date by adopting the 2003 edition of the International
Building Code (2003 IBC). This ordinance was created from the framework of the previous ordinance, inserting
the NCTCOG recommended regional amendments and some local administrative provisions carried over from
previous editions of the code.
2003 International Building Code
ORDINANCE NO. 868
AN ORDINANCE ADOPTING THE 2003 EDITION OF THE INTERNATIONAL BUILDING CODE,
REGULATING THE ERECTION, CONSTRUCTION, ENLARGEMENT, ALTERATION, REPAIR, MOVING,
REMOVAL, DEMOLITION, CONVERSION, OCCUPANCY, EQUIPMENT, USE, HEIGHT, AREA AND
MAINTENANCE OF ALL BUILDINGS OR STRUCTURES, EXCEPT ONE- AND TWO- FAMILY
DWELLINGS AND MULTIPLE SINGLE - FAMILY DWELLINGS (TOWNHOUSES), IN THE CITY OF
SOUTHLAKE AND PROVIDING FOR THE ADOPTION OF LOCAL AMENDMENTS THERETO;
PROVIDING FOR RECORDING OF SUCH CODE AS A PUBLIC RECORD;_PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY
CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN PAMPHLET FORM; PROVIDING FOR PUBLICATION IN
THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake is a home rule city acting under its charter adopted by the electorate pursuant to
Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Local Government Code; and
WHEREAS, the City Council of the City of Southlake deems it necessary to adopt this ordinance providing minimum
standards to safeguard the health, property, and welfare of the citizens of Southlake by regulating and controlling the use,
occupancy, maintenance, repair, design, construction and quality of materials for buildings and structures within the City.
WHEREAS, beginning in the summer of 2003, NCTCOG's Regional Codes Coordinating
Committee (RCCC) and its four advisory boards conducted 26 open review meetings over a 10 -month period
to review the 2003 editions of the International Codes and to develop regional amendments. Their review
and recommendations were completed and endorsed by NCTCOG's Executive Board in March 2004. Now
NCTCOG encourages jurisdictions in North Central Texas to adopt the 2003 International Building Code
along with its respective regional amendments with an effective date of July 1, 2004:
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE,
TEXAS:
SECTION 1
That the International Building Code, 2003 Edition, published by the International Code Council, including
the standards referenced therein, including Appendix Chapters A, C, F, G, H, I and J are hereby adopted as the
Building Code of the City of Southlake regulating the erection, construction, enlargement, alteration, repair, moving,
removal, demolition, conversion, occupancy, equipment, use, height, area and maintenance of all buildings or
structures, except one- and two - family dwellings and multiple single family dwellings (townhouses), in the City of
Southlake. True and correct copies of these documents are attached as Exhibit "A."
SECTION 2
That the 2003 International Building Code, as adopted herein, is hereby amended as provided in Exhibit "B"
incorporated herein and attached hereto for all purposes of this ordinance. The City of Southlake, Texas may from
time to time determine that additional local modifications to the Building Code are necessary and appropriate to
meet the unique needs of the City of Southlake, Texas. To effectuate these local modifications, the City Council
shall enact individual ordinances amending this Ordinance, fully setting forth the change to be made in the Building
Code. Upon adoption, copies of these amendments shall be attached to Exhibit "B" to this Ordinance.
SECTION 3
The material contained in Exhibits "A" and `B" to this ordinance shall not be included in the formal municipal
codification of ordinances, but shall be maintained as a public record in the office of the City Secretary and will be
available for public inspection and copying during regular business hours.
SECTION 4
This ordinance shall be cumulative of all provisions of ordinances of the City of Southlake, Texas, except
where the provisions of this ordinance are in direct conflict with the provisions of such ordinances, in which event
the conflicting provisions of such ordinances are hereby repealed.
This ordinance is intended to replace the following:
1. Ordinance 815, as amended, the 2000International Building Code.
This ordinance is not intended to amend or replace the following:
1. Ordinance 480, the Zoning Ordinance.
2. Ordinance 483, the Subdivision Ordinance.
3. Ordinance 557, Exterior Masonry Construction Requirements
4. Ordinance 568, as amended, Contractor's Licensing Ordinance
6. Ordinance 506 -A, as amended, the Sign Ordinance
SECTION 5
It is hereby declared to be the intention of the City Council that the phrases, clauses, sentences, paragraphs,
and sections of this ordinance are severable, and if any phrase, clause sentence, paragraph or section of this
ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of
this ordinance, since the same would have been enacted by the City Council without the incorporation in this
ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 6
Any person, firm or corporation who violates, disobeys, omits. neglects or refuses to comply with or who
resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand
Dollars ($ 2,000.00) for all violations involving zoning, fire safety or public health and sanitation, including
dumping or refuse, and shall be fined not more than five hundred dollars ($500) for all other violations of this
ordinance. Each day that a violation is permitted to exist shall constitute a separate offense.
SECTION 7
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the
provisions of any ordinances affecting the regulation and control of the use, occupancy, maintenance, repair, design,
construction and quality of materials for buildings and structures within the City which have accrued at the time of
the effective date of this ordinance, and, as to such accrued violations and all pending litigation, both civil and
criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but
may be prosecuted until final disposition by the courts.
SECTION 8
The City Secretary of the City of Southlake is hereby authorized to publish this ordinance in book or
pamphlet form for general distribution among the public, and the operative provisions of this ordinance as so
published shall be admissible in evidence in all courts without further proof than the production thereof.
SECTION 9
The City Secretary of the City of Southlake is hereby directed to publish in the official newspaper of the City of
Southlake, the caption, penalty clause, publication clause and effective date of this ordinance one time within ten
days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10
This ordinance shall be in full force and effect from and after its passage and publication as required by
law, but not sooner than September 30, 2004 and it is so ordained.
PASSED AND APPROVED ON FIRST READING THIS _ DAY OF
, 2004.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED ON SECOND READING THIS _ DAY OF
, 2004.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
City Attorney
Date:
EFFECTIVE: Date:
EXHIBIT "B"
LOCAL AMENDMENTS TO THE 2003 INTERNATIONAL BUILDING CODE
The following sections, paragraphs, and sentences of the 2003 International Building Code are hereby amended as
follows:
(Standard type is text from the IBC. Underlined type is text inserted. Lined thFough ee is deleted te)d fFe�4 After
each code amendment a reason is given in parentheses. The reason is not a part of the code, but is given to aid in
understanding the code.
Section 101.1; Insert city name as follows:
101.1 Title. These regulations shall be known as the Building Code of The City of Southlake, Texas hereinafter
referred to as "this code."
Section 101.2, exception No. 2; delete .amend as follows:
2. Existing buildings undergoing repair, alterations or additions, and change of occupancy shawl may be
permitted to comply with the International Existing Building Code when approved by the Building Official. Otherwise
see chapter 34.
(Reason: To allow flexibility to work with existing conditions.)
Section 101.4; change to read as follows:
101.4 Referenced codes. The other codes listed in Sections 101.4.1 through 101.4.7 and referenced elsewhere in
this code when specifically adopted shall be considered part of the requirements of this code to the prescribed extent
of each such reference. Whenever amendments have been adopted to the referenced codes and standards, each
reference to said code and standard shall be considered to reference the amendments as well. Any reference to
NFPA 70 or the ICC Electrical Code shall mean the Electrical Code as adopted.
(Reason: Legal wording to recognize locally adopted codes and amendments adopted with referenced
codes.)
Section 105.1; change to read as follows:
105.1 Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or
change the occupancy of a building or structure, to excavate or change the grade of any property, or to erect, install,
enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of
which is regulated by this code, or to cause any such work to be done, shall first make application to the building
official and obtain the required permit.
(Reason: Consistent with previous edition amendment, to provide means to regulate grading affecting other
properties.)
Section 106.2; change to read as follows:
106.2 Site plan. The construction documents submitted with the application for permit shall be
accompanied by a site plan showing to scale the size and location of new construction and existing
structures on the site, distances from lot lines, the established street grades and the proposed
finished grades and, as applicable, flood hazard areas, floodways, and design flood elevations;
and it shall be drawn in accordance with an accurate boundary line survey. Plans shall also show
proposed erosion control and tree protection measures in accordance with recognized standards
and any additional information as required by other ordinances. In the case of demolition, the site
plan shall show construction to be demolished and the location and size of existing structures and
construction that are to remain on the site or plot. The building official is authorized to waive or
modify the requirement for a site plan when the application for permit is for alteration or repair or
when otherwise warranted.
(Reason: Erosion control and tree preservation are required by other ordinances; this reference calls those
requirements to the attention of the designer.)
Section 108.7; add.
108.7 Re- inspection Fee. A fee as established by city council resolution may be charged when:
• The inspection called for is not ready when the inspector arrives;
• The temporary electrical pole does not have a building permit clearly posted;
• No building address or permit card is clearly posted;
• City approved plans are not on the job site available to the inspector;
• The building is locked or work otherwise not available for inspection when called;
• The job site is red - tagged twice for the same item;
• The original red tag has been removed from the job site.
• Violations exist on the property including failure to maintain erosion control, trash control or
tree protection.
Any re- inspection fees assessed shall be paid before any more inspections are made on that job
site.
(Reason: This fee is not a fine or penalty but is designed to compensate for wasted time and trips when
inspections are called for when not ready.)
Section 108.8; add.
108.7 Investigation Fee. Work without a permit.
108.7.1 Investigation. Whenever work for which a permit is required by this code has been
commenced without first obtaining a permit, a special investigation shall be made before a permit
may be issued for such work.
108.7.2 Fee. An investigation fee, in addition to the permit fee, shall be collected whether or not a
permit is subsequently issued. The investigation fee shall be equal to the amount of the permit fee
required by this code or the city fee schedule as applicable. The payment of such investigation fee
shall not exempt the applicant from compliance with all other provisions of either this code or the
technical codes nor from penalty prescribed by law.
(Reason: This fee is not a fine or penalty but is designed to compensate for wasted time and to
remove incentive to attempt to evade permits and code compliance. Language taken from former
Uniform Administrative Code.)
Section 109.3.5; delete.
(Reason: Lath or gypsum board inspections are not normally performed in this area and that has not caused
problems.)
Section 110.1; change to read as follows:
110.1 Use and occupancy. No building or structure shall be used or occupied, and no change in the existing
occupancy classification or occupant, either owner or tenant, of a building or structure or portion thereof shall be made
until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of
occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of
the jurisdiction.
(Reason: Reflects regional policy and assists code officials track changes that affect building safety.)
8
Section 112; delete entirely and substitute the following:
SECTION 112 BOARD OF APPEALS
112.1 General. In order to hear and decide appeals of orders. decisions or determinations made by the buildina official
relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The
Building Board of Appeals as established by Ordinance 622, as amended, shall constitutte the Board of Appeals
referenced in this code.
112.2 Limitations on authority. An application for appeal shall be based on a claim that the true intent of this code or
the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or
an eauallv aood or better form of construction is proposed. The board shall have no authoritv to waive reauirements of
this mrtP
(Reason: References local ordinance.)
Section 202; add a new definition to read as follows:
HIGH -RISE BUILDING is a buildina havina floors used for human occupancv located more than 55 feet 116 764 mm
or three stories above the lowest level of fire department vehicle access.
(Reason: To define high -rise, as it influences sprinkler requirement thresholds based on the fire fighting
capabilities of the jurisdiction.)
Section 302.2.1; amend to read as follows:
302.2.1 Assembly areas. Accessory assembly areas are not considered separate occupancies if the floor area is
equal to or less than 750 square feet (69.7 m2). Assembly areas that are accessory to Group E occupancies are net
^ ^ ^°
jeFed separate ^^^Y^°^^'es exempt from the separation requirements of Table 302.3.2 and are considered
Group E occupancies only for the purposes of Table 503 Accessory religious educational rooms and religious
auditoriums with occupant loads of less than 100 are not considered separate occupancies.
(Reason: The NCTCOG committee determined that the exiting requirements for Group A occupancies
should apply to assembly occupancies in schools.)
Table 302.3.2, change the footnote reference in column U row R -3, R -4 from "d" to "f' and add footnote "f' to read as
follows:
f. See Section 406.1.4.
(Reason: Editorial; corresponds with regional amendment to 406.1.4.)
Section 303.1; amend to read as follows:
303.1 Assembly Group A. Assembly Group A occupancy includes, among others, the use of a building or
structure, or a portion thereof, for the gathering together of persons for purposes such as civic, social or
religious functions, recreation, food or drink consumption or awaiting transportation. A room or space used for
assembly purposes by less than 50 persons and accessory to another occupancy shall be included as a part
of that occupancy. Assembly areas with less than 750 square feet (69.7 m2) and which are accessory to
another occupancy according to Section 302.2.1 are not assembly occupancies. Assembly eecupa areas
whiEh that are accessory to Group E o n °^^^'"` aRGe with So^+;^„ 302 aFe ^^+ ^^„s„d assemb!
occupancies are exempt from the separation requirements of Table 302.3.2 and are considered Group E
occupancies only for the purposes of Table 503 Religious educational rooms and religious auditoriums which
are accessory to churches in accordance with Section 302.2 and which have occupant loads of less than 100
shall be classified as A -3.
{Balance of section remain unchanged
(Reason: Clarify that intent to exception is limited. Corresponds with regional amendment to section
302.2.1)
Table 302.3.2; change the footnote reference in column U row R -3, R -4 from "d" to "f' and add footnote "f' to read as
follows:
f. See section 406.1.4
(Reason: Reference corrected to appropriate section.)
Section 304.1; add the following to the list of occupancies:
Fire stations
Police stations with detention facilities for 5 or less
(Reason: Clarify classification of these uses.)
Section 403.1; change to read as follows:
403.1 Applicability. The provisions of this section shall apply to buildings having any occupied floors located more
than 7-5 55 feet (22 N 16 764 mm) above the lowest level of fire department vehicle access.
(Reason: Consistent with amended definition of High Rise.)
Section 403.2, exception #2; delete.
(Reason: To provide adequate fire protection to enclosed areas.)
Section 404.1.1; amend definition of Atrium as follows:
ATRIUM. An opening connecting two three or more stories ... {Balance remains
unchanged}
(Reason: Code is not consistent. Section 1019 permits unenclosed two story stairways under certain
circumstances.)
Section 406.6.1; add a second paragraph to read as follows:
This occupancy shall include garages involved in servicing of motor vehicles for items such as lube
changes, inspections, windshield repair or replacement, shocks, minor part replacement and other
such non -major repair. When the repair garage is only involved in such minor repair, it need not
comply with Section 406.6.2.
(Reason: Correction to distinguish that service work is a repair garage as well to correspond with definition
in the IFC.)
Section 506.2.2; add a sentence to read as follows:
In order to be considered as accessible, if not in direct contact with a street or fire lane, a minimum 10 -foot wide
pathway from the street or approved fire lane must be provided. (See International Fire Code Section 503.1.1 for hose
lay measurement pathway requirements.)
(Reason: To define what is considered accessible. Consistent with regional amendment to IFC 503.1.1.)
Section 705.11; change the exception to read as follows:
Exception: For other than hazardous exhaust ducts, penetrations by ducts and air transfer openings of ...
(remainder of exception unchanged).
(Reason: To distinguish that hazardous exhaust ducts are a special case to be treated differently.)
Section 707.2; change exception number 7 to delete items 7.4 and 7.5 as follows:
{7, 7.1, 7.2 and 7.3 unchanged}
7 is net neon to a rnrrider in Gro 1 and R GGG pan -ioc
7 IS n)} GPeR to annrrider nn nnnsprinkled flnnrc in any nG y,
7.4 Is separated from floor openings... {remainder of exceptions unchanged}
(Reason: To be consistent with regionally accepted practices.)
Section 716.5.2; add exception #4 to read as follows:
716.5.2 Fire barriers.
Duct and air transfer openings of fire barriers shall be protected with approved fire dampers
10
installed in accordance with their listing.
Exception: Fire dampers are not required at penetrations of fire barriers where any of the
following apply:
1. Penetrations are tested in accordance with ASTM El 19 as part of the fire - resistance -rated
assembly.
2. Ducts are used as part of an approved smoke control system in accordance with Section
909.
3. Such walls are penetrated by ducted HVAC systems, have a required fire - resistance rating
of 1 hour or less, are in areas of other than Group H and are in buildings equipped throughout
with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2. For the
purposes of this exception, a ducted HVAC system shall be a duct system for conveying
supply, return or exhaust air as part of the structure's HVAC system. Such a duct system shall
be constructed of sheet steel not less than 26 gage thickness and shall be continuous from
the air - handling appliance or equipment to the air outlet and inlet terminals.
4. In the duct penetration of the separation between the private garage and its residence
when constructed in accordance with Section 406.1.4, exception #2.
(Reason: To exclude specific penetration from fire damper requirements.)
Section 902.1; under "Standpipe, Types of" definition amend "Manual dry" by adding a
sentence to read as follows:
The system must be supervised as specified in Section 905.9.
(Reason: To conform to consistent standards of safety. Corresponds to IBC 905.2 amendment .
Consistent with regional amendment to IFC 902. 1.)
Section 903.2.8.3; Add section to read as follows:
903.2.8.3. Self- service storage facility. An automatic sprinkler system shall be installed throughout all self - service
storage facilities.
Exception: One -story self- service storage facilities that have no interior corridors, with
a one -hour fire barrier wall installed between every storage compartment.
(Reason: Consistent with regional practice, reduces hazard of occupancies that often have unknown
contents.)
Section 903.2.10; amend title and 903.2.10.3 and add 903.2.10.4 thru 903.2.10.6 as follows:
[F] 903.2.10 All occupancies exGept Groups ° - and U . An automatic sprinkler system shall be installed in the
locations set forth in Sections 903.2.10.1 through 903.2.10.1.3.
Exception: Group R -3 as applicable in Section 101.2 and Group U.
(Reason: exception in title creates confusion.)
903.2.10.3 Buildings over 55 35 feet in height. An automatic sprinkler system shall be installed throughout buildings
with a floor level other than penthouses in compliance with Section 1509, having an GGGYPaRt lead of 30 eF rneFe that
is located -55 35 feet (16 764 10 668 mm) or more above the lowest level of fire department vehicle access.
Exceptions:
1 . A GO #rn rm - 0 1 tGWe♦
2. Open parking structures in compliance with Section 406.3.
3. QGG Y PaaRG O e s v -- O n G - FT
(Reason: Lower height threshold for sprinklers reduces demands on fire fighters.)
903.2.10.4 High -Piled Combustible Storage. For any building with a clear height from floor to lowest projection of
roof /ceiling exceeding 12 feet (4572 mm), see Chapter 23 of the International Fire Code to determine if those
Provisions apply.
(Reason: Reference to Fire Code for special conditions.)
11
903.2.10.5 Spray Booths and Rooms. New and existing spray booths and spraying rooms shall be protected by an
approved automatic fire - extinguishing system.
(Reason: Reflects local practices. Consistent with regional amendments to IFC 903.2.10 and 903.2.10.5)
903.2.10.6 Buildings Over 6,000 sq. ft. An automatic sprinkler system shall be installed throughout all buildings over
6,000 sq. ft. For the purpose of this provision, fire walls shall not define separate buildings. For this section only area
measurement shall be based on outside dimensions of exterior walls, exclusive of vent shafts and courts, without
deduction for corridors, stairways, closets, the thickness of interior walls, columns or other features. The floor area of a
building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal
projection of the roof or floor above. The gross floor area shall not include shafts with no openings or interior courts.
For upper level attic type rooms, areas where the ceiling height is less than five feet (5' 0 ") shall not be considered.
Unfinished space framed to permit future expansion of gross floor area shall be considered as part of the area. Joists
designed to support floor loads shall be assumed to be for future area.
Exception: Open Darkina aaraaes in compliance with Section 406.3.
(Reason: Lower area threshold for sprinklers reduces demand on fire fighters. Detail added to explain more
precisely how areas are to be figured.)
Section 903.3.1.1.1; amend as follows:
903.3.1.1.1 Exempt locations. When approved by the fire code official, automatic °y+G sprinklers shall not be
required in the following rooms or areas where such ... {bulk of section unchanged) ... because it is damp, of fire -
resistance -rated construction or contains electrical equipment.
1. Any room where the application of water, or flame and water, constitutes a serious life or fire hazard.
2. Any room or space where sprinklers are considered undesirable because of the nature of the contents, when
approved by the building official.
3: Generator and transformer rooms under the direct control of a public utility, separated from the remainder of the
building by walls and floor /ceiling or roof /ceiling assemblies having a fire - resistance rating of not less than 2 hours.
(Reason: Individual approval of exceptions allows code official to consider individual circumstances.)
Section 903.3.5; add a second paragraph to read as follows:
Water supply as required for such systems shall be provided in conformance with the supply
requirements of the respective standards; however, every fire protection system shall be designed
with a 10 psi safety factor.
(Reason: To allow for seasonal changes to water pressure.)
Section 903.3.7; change to read as follows:
903.3.7 Fire department connections. The location of fire department connections shall be approved by the building
fire code official.
(Reason: To match fire code language.)
Section 903.4; add a second paragraph after the exceptions to read as follows:
Sprinkler and standpipe system water -flow detectors shall be provided for each floor tap to the
sprinkler system and shall cause an alarm upon detection of water flow for more than 45 seconds.
All control valves in the sprinkler and standpipe systems except for fire department hose
connection valves shall be electrically supervised to initiate a supervisory signal at the central
station upon tampering.
(Reason:To avoid significant water losses. Consistent with amendment to section 905.9)
Section 905.2; change to read as follows:
12
905.2 Installation standards. Standpipe system shall be installed in accordance with this section
and NFPA 14. Manual dry standpipe systems shall be supervised with a minimum of 10 psig and a
maximum of 40 psig air pressure with a high /low alarm.
(Reason: To define manual dry standpipe supervision requirements. Consistent with amendment to IFC
905.2)
Section 905.3.2; delete exceptions #1 and 2.
(Reason: Reflects local practice. Consistent with regional amendment to IFC 905.3.2.)
Section 905.4, item #5; change to read as follows:
5. Where the roof has a slope less than four units vertical in 12 units horizontal (33.3 - percent slope), each standpipe
shall be provided with a approved hose connection located either ... {remainder of paragraph unchanged) .. .
(Reason: Clarity. Consistent with regional amendment to IFC 905.4.)
Section 905.9; add a second paragraph after the exceptions to read as follows:
Sprinkler and standpipe system water -flow detectors shall be provided for each floor tap to the
sprinkler system and shall cause an alarm to register upon detection of water flow for more than 45
seconds. All control valves in the sprinkler and standpipe systems except for fire department hose
connection valves shall be electrically supervised to initiate a supervisory signal at the central
station upon tampering.
(Reason: To avoid significant water losses. Consistent with regional amendment to IFC 905.9.)
Add Section 907.1.3 to read as follows:
907.1.3 Design Standards. All alarm systems new or replacement serving 50 or more alarm
actuating devices shall be addressable fire detection systems. Alarm systems serving more than
75 smoke detectors or more than 100 total alarm activating devices shall be analog intelligent
addressable fire detection systems.
Exception: Existing systems need not comply unless the total building remodel or expansion initiated after the
effective date of this code, as adopted, exceeds 30% of the building. When cumulative building remodel or
expansion exceeds 50% of the building must comply within 18 months of permit application.
(Reason: Consistent with local practice. Consistent with regional amendment to IFC 907.1.3.)
Section 907.2.3; change to read as follows:
907.2.3 Group E. A manual fire alarm system shall be installed in Group E educational occupancies. When automatic
sprinkler systems or smoke detectors are installed, such systems or detectors shall be connected to the building fire
alarm system. An approved smoke detection system shall be installed in Group E day care occupancies. Unless
separated by a minimum of 100' open space, all buildings, whether portable buildings or the main building, will be
considered one building for alarm occupant load consideration and interconnection of alarm systems.
(Reason: To distinguish educational from day care occupancy minimum protection requirements. Further,
to define threshold at which portable buildings are considered a separate building for the purposes of alarm
systems. Consistent with regional amendment to IFC 907.2.3.)
Section 907.2.3; change exception #1 and add exception #1.1 added to read as follows:
1. Group E educational and day care occupancies with an occupant load of less than 50 when provided with
an approved automatic sprinkler system
1.1 Residential In -Home day care with not more than 12 children may use
interconnected single station detectors in all habitable rooms. (For care of more
than five children 2 1/2 or less years of age, see Section 907.2.6.)
13
(Reason: Consistent with Texas State laws concerning day care facility requirements. Consistent with
regional amendment to IFC 907.2.3.)
Section 907.2.12; change to read as follows:
907.2.12 High -rise buildings. Buildings having any floors used for human occupancy located more than 7-5 55 feet
(22 860 16 764 mm) or three stories above the lowest level of fire department vehicle access shall be provided with an
automatic fire alarm system and an emergency voice /alarm communications system in accordance with Section
907.2.12.2.
(Reason: To correct per definition of high -rise. Consistent with regional amendment to IFC 907.2.12.)
Section 907.2.12, exception #3; change to read as fol lows:
3. Buildings with an occupancy in Group A -5 in accordance with Section 303.1, when used for open air seating;
however, this exception does not apply to accessory uses including but not limited to sky boxes, restaurants and
similarly enclosed areas.
(Reason: To indicate that enclosed areas within open air seating type occupancies are not excepted from
automatic fire alarm system requirements. Consistent with regional amendment to IFC 907.2.12.)
Section 907.3; add a second paragraph to read as follows:
Manual alarm actuating devices shall be an approved double action type.
(Reason: Consistent with local requirements. Consistent with regional amendment to IFC 907.4.)
Add Section 907.5.1 to read as follows:
907.5.1 Installation. All fire alarm systems shall be installed in such a manner that the failure of any single alarm -
actuating or alarm - indicating device will not interfere with the normal operation of any other such devices. All systems
shall be Class "A" wired with a minimum of six feet separation between supply and return loops. IDC — Class "A" style
— D — SLC Class "A" Style 6 — notification Class "B" Style Y.
(Reason: To provide uniformity in system specifications and guidance to design engineers. Consistent with
regional amendment to IFC 907.6.1.)
* *Section 907.8.2; change to read as follows:
907.8.2 High -rise buildings. In buildings that have floors located more than 7-5 55 feet (22 860 16 764 mm) or three
stories above the ... {remainder of section unchanged).
(Reason: Consistent with high rise definition as amended.)
Section 911; add subsection 911.2 as follows:
911.2 Emergency Radio Communications. In all buildings in which the type of construction or distance from an
operational emergency services antenna or dispatch site does not provide adequate frequency or signal strength as
determined by as determined by the fire code official, the building owner shall be responsible for providing the
equipment, installation and maintenance of said equipment in a manner to strengthen the radio signal. The radio signal
shall meet the minimum input / output strengths according to the emergency radio system's provider and system
manager.
(Reason: Assures that emergency communications are available, functional and provided in all areas where
may be needed.)
Section 1008.1.3.4; add item # 7. as follows:
1008.1.3.4 Access - controlled egress doors. The entrance doors in a means of egress in
buildings with an occupancy in Group A, B, E, M, R -1 or R -2 and entrance doors to tenant spaces
in occupancies in Groups A, B, E, M, R -1 or R -2 are permitted to be equipped with an approved
entrance and egress access control system which shall be installed in accordance with all of the
following criteria:
14
1. A sensor shall be provided on the egress side arranged to detect an occupant approaching the doors. The
doors shall be arranged to unlock by a signal from or loss of power to the sensor.
2. Loss of power to that part of the access control system which locks the doors shall automatically unlock the
doors.
3. The doors shall be arranged to unlock from a manual unlocking device located 40 inches to 48 inches (1016
mm tol219 mm) vertically above the floor and within 5 feet (1524 mm) of the secured doors. Ready access
shall be provided to the manual unlocking device and the device shall be clearly identified by a sign that reads
"PUSH TO EXIT ". When operated, the manual unlocking device shall result in direct interruption of power to
the lock — independent of the access control system electronics — and the doors shall remain unlocked for a
minimum of 30 seconds.
4. Activation of the building fire alarm system, if provided, shall automatically unlock the doors, and the doors
shall remain unlocked until the fire alarm system has been reset.
5. Activation of the building automatic sprinkler or fire detection system, if provided, shall automatically unlock the
doors. The doors shall remain unlocked until the fire alarm system has been reset.
6. Entrance doors in buildings with an occupancy in Group A, B, E or M shall not be secured from the egress side
during periods that the building is open to the general public.
7. If a full building smoke detection system is not provided, approved smoke detectors shall be provided on both
the access and egress sides of doors and in a location approved by the authority having jurisdiction of NFPA
72. Actuation of a smoke detector shall automatically unlock the door.
(Reason: To provide for emergency egress in event of a fire without having to find "push to exit" button in
smoke condition.)
Section 1019.1.8; change to read as follows:
1019.1.8 Smokeproof enclosures. In buildings required to comply with Section 403 or 405, each of the exits of a
building that serves stories where the any floor surface is located more than 7-5 55 feet (22 869 16 764 mm) above the
lowest level of fire ... {remainder of section unchanged).
(Reason: Consistent with high rise definition as amended.)
Section 1101.2; add an exception to read as follows:
Exception: Buildings regulated under State Law and built in accordance with State certified plans, including
any variances or waivers granted by the State, shall be deemed to be in compliance with the requirements of
this Chapter.
(Reason: To accommodate buildings regulated under Texas State law.)
Section 1109.2.1; change to read as follows:
1109.2.1 Unisex toilet and bathing rooms. In assembly and mercantile occupancies, an accessible unisex toilet
room shall be provided where an aggregate of six or more male and female water closets are Fe provided In
buildings of mixed occupancy, only those water closets required for the assembly or mercantile occupancy shall be
used to determine the unisex toilet room requirement. In recreational facilities where separate -sex bathing rooms are
provided, an accessible unisex bathing room shall be provided. Fixtures located within unisex toilet and bathing rooms
shall be included in determining the number of fixtures provided in an occupancy.
Exception: Where each separate -sex bathing room has only one shower or bathtub fixture, a unisex
bathing room is not required.
(Reason: Amendment is necessary to coincide with amendments in IBC Chapter 29.)
Section 1210.2, exception #2; change to read as follows:
2. Toilet rooms that are not accessible to the public and which have not more than one water closet provided
that walls around urinals are constructed with the minimum surrounding material specified by Section
419.3 of the International Plumbing Code.
(Reason: Recognize the minimum wall material requirements of the IPC. Consistent with regional
amendment to IPC 419.3.)
15
Section 1403.3; change to read as follows:
1403.3 Vapor retarder. (See also definition) An a^^reved vapor retarder shall be provided. In all framed walls, floors
and roof /ceilings comprising elements of the building thermal envelope, a vapor retarder, when installed, shall be
installed in a manner so as to not trap moisture. Vapor retarders shall be tested in accordance with ASTM E 96.
(delete all exceptions)
(Reason: Vapor retarders installed in this region perform best if the vapor retarder is installed in a position
opposite that of position required in northern climates in the nation. However, no vapor retarder at all is
preferable in this region.)
Table 1505.1; replace footnotes b and c with the following:
b. All individual replacement shingles or shakes shall be in compliance with the rating required by this table.
c. Non - classified roof coverings shall be permitted on buildings of U occupancies having not more than 120 sq.ft. of
projected roof area. When exceeding 120 sq.ft of projected roof area, buildings of U occupancies may use non -rated
non - combustible roof coverings.
(Reason: Conforms to local practice affording increased fire protection.)
Table 1507.8; change deck requirement as follows:
2. Deck requirement. Eliminate climate distinction and require solid sheathing under either wood shakes or wood
shingles.
Also amend 1507.8.11507.9.1 to permit only solid sheathing.
(Reason: Solid sheathing makes roof replacement easier. In event of a roof fire less ait is available to the
fire.)
Section 1612.1; Insert name and date as follows:
1612.3 Establishment of flood hazard areas. To establish flood hazard areas, the governing
body shall adopt a flood hazard map and supporting data. The flood hazard map shall include, at a
minimum, areas of special flood hazard as identified by the Federal Emergency Management
Agency in an engineering report entitled "The Flood Insurance Study for The City of Southlake,
Texas as amended or revised with the accompanying Flood Insurance Rate Map (FIRM) and
Flood Boundary and Floodway Map (FBFM) and related supporting data along with any revisions
thereto. The adopted flood hazard map and supporting data are hereby adopted by reference and
declared to be part of this section.
Add Section 2308.2.3 to read as follows:
2308.2.3 Aaalication to enaineered desian. When acceated by the Buildina Official. any Dortion of this section is
permitted to apply to buildings that are otherwise outside the limitations of this section provided that:
1. The resulting design will comply with the requirements specified in Chapter 16;
2. The load limitations of various elements of this section are not exceeded; and
3. The Dortions of this section which will aaDly are identified by an enaineer in the construction documents.
(Reason: Allows engineer to reference Section 2308 for designs for wood structures; eliminates excessive
engineering.)
Section 2901.1; add a sentence to read as follows:
The provisions of this Chapter are intended to coordinate with the provisions of Chapter 4 of the International Plumbing
Code. Should a conflict arise between this chapter and Chapter 4, the Building Official shall determine which provision
applies.
(Reason: Gives building official discretion.)
16
Section 2902.1, 2902. 1.1 and 2902.1.2; change to read as follows and add sub- sections:
2902.1 Minimum number of fixtures. Plumbing fixtures shall be provided for the type of occupancy and in the
minimum number as follows:
1. Assembly Occupancies: At least one drinking fountain shall be provided at each floor level in an approved
location.
Exception: A drinking fountain need not be provided in a drinking or dining
establishment.
2. Groups A, B, F, H, I, M and S Occupancies: Buildings or portions thereof where persons are employed shall
be provided with at least one water closet for each sex except as provided for in Section 2902.2.
3. Group E Occupancies: Shall be provided with fixtures as shown in Table 2902.1.
4. Group R Occupancies: Shall be provided with fixtures as shown in Table 2902.1.
It is recommended, but not required, that the minimum number of fixtures provided also comply with the number shown
in Table 2902.1. Types of occupancies not shown in Table 2902.1 shall be considered individually by the building
official. The number of occupants shall be determined by this code. Occupancy classification shall be determined in
accordance with Chapter 3.
(Reason: To allow flexibility to designer to consider specific occupancy and keep Building Official from
becoming toilet police.)
2902.1.1 Unisex toilet and bath fixtures. Fixtures located within unisex toilet and bathing rooms complying with
Chapter 11 are permitted to be included in determining the minimum required number of fixtures for assembly and
mercantile occupancies.
(Reason: Clarify intent.)
2902.1.2 Finish material. Finish materials shall comply with Section 1210.
Section 3403.1; add exceptions 2 and 3 as follows:
§3403.1 Existing buildings or structures. Additions or alterations to any building or structure shall conform with the
requirements of the code for new construction. Additions or alterations shall not be made to an existing building or
structure which will cause the existing building or structure to be in violation of any provisions of this code. An existing
building plus additions shall comply with the height and area provisions of Chapter 5. Portions of the structure not
altered and not affected by the alteration are not required to comply with the code requirements for a new structure.
EXCEPTION
1. For buildings and structures in flood hazard areas established in §1612.3, any additions, alterations or
repairs that constitute substantial improvement of the existing structure, as defined in §1612.2, shall comply
with the flood design requirements for new construction and all aspects of the existing structure shall be
brought into compliance with the requirements for new construction for flood design.
2. For additions where chapter 9 of this code or the Fire Code require structures to have fire protection
system(s) such systems installed throughout the building, both existing and new portions
3. Alterations shall not require fire protection systems be added due to area limits specified in chapter 9 of this
code or the Fire Code. (For chanae of occupancv see section 3406.)
3410.2 Applicability. Structures existing prior to annexation into the city limits or constructed within the city prior to
June 20, 1978 , in which there is work involving additions, alterations or changes of occupancy shall be made to
conform to the requirements of this section or the provisions of Sections 3403 through 3407. The provisions in
Sections 3410.2.1 through 3410.2.5 shall apply to existing occupancies that will continue to be, or are proposed to be,
in Groups A, B, E, F, M, R, S and U. These provisions shall not apply to buildings with occupancies in Group H or I.
(Reason: To properly address buildings constructed without any regulating codes or inspections.)
Section H101.1: add the following paragraph:
The sign ordinance of the City of Southlake is not changed by this chapter. This chapter is intended to only
arovide the structural standards for sians. In anv conflict. the sian ordinance shall take arecedence.
SectionJ103.2: amend the exemptions as follows:
J103.2 Exemptions.
17
A grading permit shall not be required for the following
1. Grading in an isolated, self- contained area, provided there is no danger to the public, and that such grading
will not adversely affect adjoining properties when approved by the Building Official
2. Excavation for construction of a structure permitted under this code.
3. Cemetery graves.
Exemption from the permit requirements of this appendix shall not be deemed to grant authorization for any work to be
done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.
END OF AMENDMENTS.
18