[Amended 7-2-2001 by Ord.
No. 1970; 7-18-2005 by Ord. No. 2383; 8-15-2005 by Ord. No. 2394; 4-7-2008 by Ord. No. 2641; at time of adoption
of Code (see Ch. 1, General Provisions, Art. I)]
Except as otherwise stated in §
138-2.2 hereof, the following International Building Codes published by the International Code Council in 2006, as from time to time supplemented and amended, are hereby adopted as Building Codes of the City of Columbia, Illinois, for the control and regulation of the construction of buildings, building improvements, and structures as is in said International Codes made and provided; and each and all of the regulations, provisions, penalties, terms and conditions of said International Building Codes, as from time to time supplemented and amended, are hereby adopted and incorporated herein by reference the same as if set forth herein verbatim, as the Building Codes of the City of Columbia, Illinois, to wit:
A. The 2006 edition of the International Fire Code, regulating and governing
energy-efficient building envelopes and installation of energy-efficient
mechanical, lighting and power systems in the City of Columbia, Illinois
and providing for the issuance of permits and collection of fees therefor.
B. The 2006 edition of the International Existing Building Code, regulating
and governing the repair, alteration, change of occupancy, addition
and relocation of existing buildings, including historic buildings,
in the City of Columbia, Illinois and providing for the issuance of
permits and collection of fees therefor.
C. The 2006 edition of the International Fuel Gas Code, regulating and
governing fuel gas systems and gas-fired appliances in the City of
Columbia, Illinois and providing for the issuance of permits and collection
of fees therefor.
D. The 2006 edition of the International Mechanical Code, regulating
and governing the design, construction, quality of materials, erection,
installation, alteration, repair, location, replacement, addition
to, use or maintenance of mechanical systems in the City of Columbia,
Illinois and providing for the issuance of permits and collection
of fees therefor.
E. The 2006 edition of the International Residential Code, regulating
and governing the construction, alteration, movement, enlargement,
repair, equipment, location, removal and demolition of detached one-
and two-family dwellings and multiple single-family dwellings (townhouses)
not more than three stories in height with separate means of egress
in the City of Columbia, Illinois and providing for the issuance of
permits and collection of fees therefor.
F. The 2006 International Building Code, regulating and governing the
conditions and maintenance of all property, buildings and structures;
by providing the standards for supplied utilities and facilities and
other physical things and conditions essential to ensure that structures
are safe, sanitary and fit for occupation and use; and the condemnation
of buildings and structures unfit for human occupancy and use and
the demolition of such structures in the City of Columbia, Illinois
and providing for the issuance of permits and collection of fees therefor.
[Amended 4-7-2008 by Ord.
No. 2641; 11-5-2012 by Ord. No. 2980; 7-7-2014 by Ord. No. 3110; 4-20-2015 by Ord. No. 3180]
The following sections of the 2006 editions of the International Building Codes adopted by the preceding §
138-2.1 hereof are hereby revised, supplemented and amended, as follows:
A. "Title" is hereby changed and amended to read as follows:
Title. These regulations shall be known as the
Building Codes of Columbia, Illinois, hereinafter referred to as "this
Code".
B. "Fee Schedule" is hereby changed and amended to read as follows:
Fee Schedule. A building permit fee shall be paid in accordance with the schedule published in Chapter
165, Fees and Charges, Article
III, § 165-3.6, Building permits, of the City of Columbia's Municipal Code in effect at the time of reference.
C. "Violation Penalties" is hereby amended to read as follows:
Violation penalties. Any person who shall violate
a provision of this code or shall fail to comply with any of the requirements
thereof or who shall erect, construct, alter or repair a building
or structure in violation of an approved plan or directive of the
code official, or of a permit or certificate issued under the provisions
of this code, shall be guilty of an offense, punishable by a fine
of not less than $100 nor more than $750, or by imprisonment for not
to exceed six months, or both such fine and imprisonment. Each day
that the violation continues after due notice of violation has been
served shall be deemed a separate offense.
D. "Unlawful Continuance" is hereby changed and amended to read as follows:
Unlawful continuance. Any person who shall continue
any work in or about a building or other structure after having been
served with a stop-work order, except such work as that person is
directed to perform to remove a violation or unsafe condition, shall
be subject to a fine of not less than $100 nor more than $750. Each
day that the continuance persists shall be deemed a separate offense.
E. "Applicability" is hereby changed and amended as follows:
Applicability. Structures existing prior to January 1, 2006, in which there is work involving additions, alterations or changes of occupancy, shall be made to conform to the requirements of §
138-2.1 hereof, as changed and amended by §
138-2.2 hereof.
F. "Footings and Foundations" is hereby changed and amended as follows:
Footings and foundations. Structural requirements for building footings and foundations shall be in compliance with the requirements for "Foundations and Retaining Walls" made and provided for in Chapter
18 of the 1999 BOCA National Building Code or the requirements of the applicable International Building Code which is adopted by §
138-2.1 hereof, whichever code provides for and requires the higher and stricter construction standard.
G. The following specific materials can and cannot be utilized for roof
sheathing: "Roof sheathing material shall be limited to 1/2-inch-thick
minimum, five-ply fir plywood grade or the ZIP System roof panels
with the ZIP System tape. In no case shall particle board (OSB), yellow
pine or chipboard be used for roof sheathing."
H. Requirements of radon-resistant construction; added from the Illinois
Administrative Code Section 422.160 mitigation standard for new residential
construction.
(1)
General practices. This section contains the requirements for
new construction in Illinois in accordance with the Radon Resistant
Construction Act (420 ILCS 52). The following required construction
methods are intended to resist radon entry and prepare the building
for post-construction radon mitigation, if necessary. These techniques
are required in all areas of Illinois.
(2)
Subfloor preparation. A layer of gas-permeable material shall
be placed under all concrete slabs and other floor systems that directly
contact the ground and are within the walls of the living spaces of
the buildings, to facilitate future installation of a sub-slab depressurization
system, if needed. The gas permeable layer shall consist of one of
the following:
(a)
A uniform layer of clean aggregate, a minimum of four inches
(102 mm) thick. The aggregate shall consist of material that will
pass through a two-inch (51 mm) sieve and be retained by a 1/4-inch
(6.4 mm) sieve; or
(b)
A uniform layer of sand (native or fill), a minimum of four
inches (102 mm) thick, overlain by a layer of strips of geotextile
drainage matting designed to allow the lateral flow of soil gases.
The geotextile matting shall have a cross-sectional area of not less
than 12 square inches (77 square cm) and shall be placed, at a minimum,
along the entire inside perimeter of the foundation at a distance
of 12 inches to 18 inches (30 cm to 46 cm) distance from the foundation
wall to the edge of the drainage matting. Deviation from the 12 inches
to 18 inches (30 cm to 46 cm) distance to the foundation wall shall
be allowed to avoid obstacles such as plumbing and other utilities;
or
(c)
Other materials, systems or floor designs with demonstrated
capability to permit depressurization across the entire subfloor area.
(3)
Soil gas retarder. A minimum 6-mil (0.15 mm) [or 3-mil (0.075
mm) cross-laminate] polyethylene or equivalent flexible sheeting material
shall be placed on top of the gas-permeable layer prior to casting
the slab or placing the floor assembly to serve as a soil gas retarder
by bridging any cracks that develop in the slab or floor assembly
and to prevent concrete from entering the void spaces in the aggregate
base material. The sheeting shall cover the entire floor area with
separate sections of sheeting lapped at least 12 inches (305 mm).
The sheeting shall fit closely around any pipe, wire or other penetrations
of the material. All punctures or tears in the material shall be sealed
or covered with additional sheeting.
(4)
Entry routes. Potential radon entry routes shall be closed in
accordance with the following:
(a)
Floor openings around bathtubs, showers, water closets, pipes,
wires or other objects that penetrate concrete slabs or other floor
assemblies shall be filled with a polyurethane caulk or equivalent
sealant applied in accordance with the manufacturer's recommendations.
(b)
All concrete control joints, isolation joints, construction
joints and any other joints in concrete slabs or between slabs and
foundation walls shall be sealed with a polyurethane caulk. Gaps and
joints shall be cleared of loose material and filled with polyurethane
caulk applied in accordance with the manufacturer's recommendations.
(c)
Condensate drains shall be trapped or routed through nonperforated
pipe to daylight.
(d)
Sump pits open to soil or serving as the termination point for
subslab or exterior drain tile loops shall be covered with a gasketed
or otherwise sealed lid. Sump pits shall not be used as a primary
suction point in a subslab depressurization system. Sumps used as
a floor drain shall have a lid equipped with a trapped inlet.
(e)
Hollow block masonry foundation walls shall be constructed with
either a continuous course of solid masonry, one course of masonry
grouted solid, or a solid concrete beam at or above finished ground
surface to prevent passage of air from the interior of the wall into
the living space. Where a brick veneer or other masonry ledge is installed,
the course immediately below that ledge shall be sealed. Joints, cracks
or other openings around all penetrations of both exterior and interior
surfaces of masonry block or wood foundation walls below the ground
surface shall be filled with polyurethane caulk or equivalent sealant.
Penetrations of concrete walls shall be filled.
(f)
The exterior surfaces of concrete and masonry block walls below
the ground surface shall be damp-proofed in accordance with Section
R406 of the 2012 International Residential Code for One- and Two-Family
Dwellings (copyrighted 2011 by the International Code Council, Inc.;
incorporated by reference in accordance with Section 422.15).
(g)
Air-handling units shall be sealed to prevent air from being
drawn into the unit. Units with gasketed seams or units that are otherwise
sealed by the manufacturer to prevent leakage are exempted from this
requirement.
(h)
Underground and crawlspace duct systems shall be sealed in accordance
with Section M1601.4 of the 2012 International Residential Code for
One- and Two-Family Dwellings (copyrighted 2011 by the International
Code Council, Inc.; incorporated by reference in accordance with Section
422.15).
(i)
Openings around all penetrations through floors above crawlspaces
shall be caulked or otherwise filled to prevent air leakage.
(j)
Access doors and other openings or penetrations into crawlspaces
shall be closed, gasketed or otherwise sealed to prevent air leakage.
(5)
Passive Submembrane Depressurization (SMD) System. In buildings
with crawlspace foundations or earthen floors, the following components
of a passive SMD system shall be installed during construction.
(a)
Crawlspaces shall be provided with vents to the exterior of
the building in accordance with Section R408 of the 2012 International
Residential Code for One- and Two-Family Dwellings.
(b)
The soil in crawlspaces shall be covered with a continuous layer
of minimum 6-mil (0.15-mm) polyethylene soil gas retarder. The ground
cover shall be lapped a minimum of 12 inches (305 mm) at joints and
shall extend to all foundation walls enclosing the crawlspace area.
(c)
Any seams in soil gas retarder membranes shall be overlapped
at least 12 inches and sealed in a permanent airtight manner using
compatible glues. The membrane shall also be sealed around interior
piers and to the inside of exterior walls with furring strips and
compatible glues or in accordance with specific procedures submitted
by radon contractors as part of their license application and approved
by the Agency.
(d)
A plumbing tee or other approved connection fitted with not
less than five feet (105 m) of perforated pipe extending from each
horizontal opening of the tee shall be inserted horizontally beneath
the sheeting and connected to a three-inch or four-inch diameter (76
mm or 102 mm) fitting with a vertical vent pipe installed through
the sheeting. The vent pipe shall be extended up through the building
floors, terminate at least 12 inches (305 mm) above the penetration
in the highest roof in a location at least two feet (609.6 mm) above
any window or other opening into the conditioned spaces of the building
and 10 feet (3,048 mm) from any window or other opening in adjoining
or adjacent buildings.
(6)
Passive Subslab Depressurization (SSD) System. Buildings with
a basement, crawlspace or slab-on-grade concrete floor in contact
with the earth or grade shall have the following components of a passive
SSD system that shall be installed during construction.
(a)
A minimum three-inch diameter (76 mm) Schedule 40 PVC shall
be embedded vertically into the subslab aggregate or other permeable
material before the slab is cased.
[1]
A plumbing tee or other approved connection fitted with not
less than five feet (105 m) of perforated pipe extending from each
horizontal opening of the tee shall be inserted horizontally within
the subslab permeable material to ensure that the pipe opening remains
within the subslab. Alternatively, the three-inch (76 mm) pipe shall
be inserted directly into an interior perimeter drain tile loop. The
vent pipe shall be extended up through the building floors, terminate
at least 12 inches (305 mm) above the penetration in the highest roof
in a location at least two feet (609.6 mm) above any window or other
opening into the conditioned spaces of the building and 10 feet (3,048
mm) from any window or other opening in adjoining or adjacent buildings;
or
[2]
A penetration into the subslab permeable material may be cored
through subslab after the slab is cased. A minimum three-inch diameter
(76 mm) Schedule 40 PVD shall be embedded vertically into the subslab
aggregate or other permeable material and extended up through the
building floors, terminate at least 12 inches (305 mm) above the penetration
in the highest roof in a location at least two feet (609.6 mm) above
any window or other opening into the conditioned spaces of the building
and 10 feet (3,048 mm) from any window or other opening in adjoining
or adjacent buildings.
(b)
In buildings where interior footings or other barriers separate
the subslab aggregate or other gas-permeable material, each area shall
be fitted with an individual vent pipe. Vent pipes shall connect to
a single vent that shall terminate at least 12 inches (305 mm) above
the penetration in the highest roof in a location at least two feet
(609.6 mm) above any window or other opening into the conditioned
spaces of the building and 10 feet (3,048 mm) from any window or other
opening in adjoining or adjacent buildings.
(7)
All components of the radon vent pipe system shall be installed
to provide positive drainage to the ground beneath this slab or soil
gas retarder.
(8)
Radon vent pipes shall be accessible for fan installation through
an attic or other area outside and above the habitable space. The
radon vent pipe need not be accessible in an attic space when an approved
rooftop electrical supply is provided for future use.
(9)
All exposed and visible interior radon vent pipes shall be conspicuously
identified with at least one label on each floor and in accessible
attics. The label shall read "Radon Reduction System".
(10)
Combination basement/crawlspace or slab-on-grade/crawlspace
foundations shall have separate radon vent pipes installed in each
type of foundation area or be connected with a continuous drain tile
loop. Vent pipes shall connect to a single vent that shall terminate
at least 12 inches (305 mm) above the highest roof in a location at
least two feet (609.6 mm) above any window or other opening into the
conditioned spaces of the building and 10 feet (3,048 mm) from any
window or other opening in adjoining or adjacent buildings.
(11)
Joints in air ducts and plenum spaces shall meet the requirements
of Section M1601 of the 2012 International Residential Code for One-
and Two-Family Dwellings (copyrighted 2011 by the International Code
Council, Inc.; incorporated by reference pursuant to Section 422.15).
Thermal envelope air infiltration requirements shall comply with the
energy conservation provisions in Chapter 11 of the 2012 International
Residential Code for One- and Two-Family Dwellings (copyrighted 2011
by the International Code Council, Inc.; incorporated by reference
pursuant to Section 422.15). Firestopping shall be in conformance
with the most recent general building code enacted by the appropriate
local government or meet the requirements contained in Section R302.11
of the 2012 International Residential Code for One- and Two-Family
Dwellings (copyrighted 2011 by the International Code Council, Inc.;
incorporated by reference in accordance with Section 422.15).
(12)
To provide for future installation of an active SMD or SSD system,
an electrical circuit terminated to a single outlet in an accessible
approved box shall be installed during construction in the attic in
the anticipated location of vent pipe fans.
(13)
To provide for future installation of an active SSD, the piping
length in the attic of the building shall have a minimum height of
three feet to allow for the anticipated installation of a radon mitigation
fan in the vent pipe.
(14)
The juncture of each radon vent pipe with the roof line shall
be made watertight by approved flashing. Lead vent flashings or any
other flashing or cap that would impede the exhaust from the radon
vent are prohibited from use.
[Amended 7-18-2005 by Ord. No. 2381; 4-7-2008 by Ord. No. 2641]
The 2006 International Property Maintenance Code published by
the International Code Council, as from time to time amended and supplemented,
is hereby adopted and incorporated herein by reference as the Property
Maintenance Code of the City of Columbia, Illinois and may be printed
in pamphlet form. Subsequent editions of said Property Maintenance
Code that are published hereafter shall be deemed adopted and incorporated
herein in the City's building codes as they are published and printed.
Appropriate ordinances of the City, if any be required, shall be enacted
as soon as practicable thereafter to supply any additions, insertions
or other changes required, so that the City's building codes shall
incorporate the most recent edition of the International Property
Maintenance Code in publication at the time of reference.