City of Columbia, IL Building Code

[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:

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.

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.

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.

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.

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.

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:

"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".

"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.

"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.

"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.

"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.

"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.

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."

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.