(a) International
Building Code.
(1) Section
101.1
These regulations shall be known as the Building Code of City
of Alamo Heights, hereinafter referred to as "this code."
(2) Section
103.1
Creation of enforcement agency shall be amended to read as follows:
The Department of Community Development is hereby created and the
official in charge of code administration, interpretation and enforcement
shall be known as the building official.
(3) Section
105.2
Work exempt from permit is hereby deleted but deletion does
not include sections 105.2.1 Emergency Repairs or 105.2.2 Public service
agencies.
(4) Section
112
Section 112 Service Utilities is amended by adding Sec. 112.4
Utility identification to read as follows: Sec. 112.4 Utility identification.
The fire code official requires gas shutoff valves, electric meters,
service switches and other utility equipment shall be clearly and
legibly marked to identify the unit or space that it services. Identification
shall be made in an approved manner, readily visible and shall be
maintained. The exterior of the electrical service panel shall clearly
and legibly identify all power sources to the structure.
(5) Section
1009
Section 1009 Accessible means of egress is amended to add the
following: Section 1009 Accessible means of egress. All buildings
or portions of buildings must comply with the accessibility standards
adopted by the State. Projects over $50,000 shall be submitted to
the Texas Department of Licensing and Regulation for review, inspection,
and approval in accordance with State Law.
(6)
Chapter
11 Accessibility is amended to add the following: Chapter
11 Accessibility. All buildings or portions of buildings must comply with the accessibility standards adopted by the State. Projects over $50,000 shall be submitted to the Texas Department of Licensing and Regulation for review, inspection, and approval in accordance with State Law.
(7) Section
1503.1
Section 1503.1 General shall be amended to read as follows:
Roof decks shall be covered with approved roof coverings secured to
the building or structure in accordance with the provisions of this
chapter. Roof coverings shall be designed in accordance with this
code and installed in accordance with this code and the manufacturer's
approved instructions, or over steel-jacketed foil, Underwriters'
laboratories rated and designed specifically for such purpose, or
over a solid wood deck of at least one-half inch thickness.
(b) International
Residential Code for One and Two Family Dwellings.
(1) Section
R103.1
Section R103.1 Creation of enforcement agency shall be amended
to read as follows: The Department of Community Development is hereby
created and the official in charge of code administration, interpretation
and enforcement shall be known as the building official.
(2) Section
R105.2
Section R105.2 Work exempt from permit is hereby deleted but
does not include sections R105.2.1 Emergency Repairs, R105.2.2 Repairs,
or R105.2.3 Public service agencies.
(3) Section
R111
Section R111 Service Utilities is amended by adding Sec. R111.4
Utility identification to read as follows: R111.4 Utility identification.
The fire code official requires gas shutoff valves, electric meters,
service switches and other utility equipment shall be clearly and
legibly marked to identify the unit or space that it services. Identification
shall be made in an approved manner, readily visible and shall be
maintained. The exterior of the electrical service panel shall clearly
and legibly identify all power sources to the structure.
(4) Section
R903.1
Section R903.1 General is amended as follows: Roof decks shall
be covered with approved roof coverings secured to the building or
structure in accordance with the provisions of this chapter. Roof
assemblies shall be designed and installed in accordance with this
code and the approved manufacturer's instructions, or over steel-jacketed
foil, Underwriters' laboratories rated and designed specifically for
such purpose, or over a wood deck of at least one-half inch thickness,
such that the roof assembly shall serve to protect the building or
structure.
(5) Section
R903.4
Section R903.4 Roof Drainage is amended by adding Section R903.4.2
Gutters and downspouts to read as follows: R903.4.2 Gutters and downspouts.
Any Group R or Group U occupancy with roof edges less than three feet
to any property line shall be provided with gutters and downspouts
to direct roof water away from adjacent property.
(6) Section
M1305.1.3
Section M1305.1.3 is amended by adding Subsection M1305.1.2.2,
Access for cooling or heating appliance, to read as follows: M1305.1.3.2
Access for cooling or heating appliance. For new residential applications,
where the location of the cooling or heating appliance is installed
or moved to the attic space, access shall be provided with a permanent
ladder or fold-away ladder or a direct access door opening from the
house on the same floor level.
(7) Section
M2005.2
Section M2005.2 Prohibited locations is amended as follows:
M2005.2 Prohibited locations. Fuel fired water heaters shall not be
installed in a room used as a storage closet. Water heaters located
in a bedroom or bathroom shall be installed in a sealed enclosure
so that combustion air will not be taken from the living space. Installation
of direct-vent water heaters within an enclosure is not required.
Storage type water heaters shall not be installed in an attic unless
accessible from a door opening from the house on the same floor level.
Exemption: replacement of existing storage type water heaters in attics
shall be permitted.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) International
Existing Building Code.
No amendments adopted.
(b) International
Energy Conservation Code.
No amendments adopted.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) Section
111.2
Section 111.2 Closing of vacant structures shall be amended
to include section 111.2.2 Standards for securing buildings to read
as follows: 111.2.2 Standards. To protect the health, safety and welfare
of the general public, structures which are open and unsecured allowing
for unauthorized access to the structure shall be secured according
to this section. The boarding of the doors, windows or other openings
of any building or structure or any means of securing such openings,
other than by the conventional method used in the original construction
and design of the building or structure, shall comply with the following
minimum standards:
(1) Securing
by boarding. Windows and similar openings shall be boarded with exterior
grade plywood of a minimum thickness of five-eighths (5/8) inch nominal
or its equivalent. Vent holes may be required, as deemed necessary
by the city. The plywood shall be secured in place by two (2) x four
(4) or four (4) x four (4) cross members, secured to the plywood by
three-eighths (3/8) inch plated carriage bolts with large washers
at each end and with the cross member turned so that the carriage
bolt goes through the larger dimension. Bolts used to secure the cross
member shall be threaded to the correct length. A minimum of two (2)
cross members shall be used on each window and, depending on the size
of the opening, additional cross members may be required. Each cross
member shall be a continuous piece of lumber, and each must extend
at least one (1) foot past the window opening in each direction. Bolts
and nuts used to secure the cross members to the plywood must be tightened
enough to slightly deflect the wood. Bolt heads must fit tightly against
the wood and not give a surface for pliers or pry bars.
(2) Exterior
doors. Exterior doors shall be boarded with exterior grade plywood
of a minimum thickness of five-eighths (5/8) inch nominal or its equivalent,
fitted to the entry doorjamb with maximum one-eighth (1/8) inch clearance
for each edge. The existing door should be removed and stored inside
the building. The plywood shall be attached to three (3) horizontal
two (2) x four (4) wooden crossbars each with two and three-eighths
(2-3/8) inch carriage bolts and matching hardware. The plywood shall
be attached to the door entry with three (3) case hardened strap hinges
of the types specified by the building official and the plywood shall
be secured by a case hardened steel hasp and minimum two-inch case
hardened padlock also of the type specified by the city.
(3) Painting
of boarded openings. All boarded openings shall be painted with a
minimum of one (1) coat of exterior paint, which is of a color compatible
with the exterior color of the building or structure.
(4) Alternative
methods of securing a building. Upon written request submitted to
the city, the building official may approve alternative methods of
securing a vacant and unoccupied building or structure. In making
the determination to approve any alternative method, the city shall
consider the aesthetic and other impacts of such method on the immediate
neighborhood and the extent to which such method provides adequate
and long-term security against the unauthorized entry to the property.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) Section
306.3.2
Section 306.3.2 is amended by adding Section 306.3.2 Access
for cooling or heating appliance, as follows: 306.3.2 Access for cooling
or heating appliance. For new residential applications, or substantial
remodel, where the location of the cooling or heating appliance is
installed or moved to the attic space, access shall be provided with
a permanent ladder or fold-away ladder or a direct access door opening
from the house on the same floor level.
(b) Section
903
Section 903 Unvented gas log heaters is amended as follows:
903 Unvented gas log heaters. An unvented gas log heater shall not
be installed in a factory-built fireplace unless the fireplace system
has been specifically tested, listed and labeled for such use in accordance
with UL 127, and permitted by the fire code official.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) Section
210.24
Section 210.24 Branch-Circuit Requirements is amended as follows:
210.24 Branch-Circuit Requirements. Summary inclusive of Table 210.24
is hereby amended to require the minimum size of conductors for branch
circuits and feeder wiring to be minimum No. 12 AWG copper for 15
amp circuits.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) International
Plumbing Code.
(1) Section
502.3
Section 502.3 Water Heaters installed in attics is amended as
follows: 502.3 Water heaters installed in attics. Storage type water
heaters shall not be installed in an attic unless accessible from
a door opening from the house on the same floor level. Attics containing
a water heater shall be provided with an opening an unobstructed passageway
large enough to allow removal of the water heater. The passageway
shall not be less than 30 inches (762 mm) high and 22 inches (559
mm) wide and not more than 20 feet (6096 mm) in length when measured
along the centerline of the passageway from the opening to the water
heater. The passageway shall have continuous solid flooring not less
than 24 inches (610 mm) wide. A level service space at least 30 inches
(762 mm) deep and 30 inches (762 mm) wide shall be present at the
front or service side of the water heater. The clear access opening
dimensions shall be a minimum of 20 inches by 30 inches (508 mm by
762 mm) where such dimensions are large enough to allow removal of
the water heater. Exemption: replacement of existing storage type
water heaters in attics shall be permitted.
(b) International
Fuel Gas Code.
No amendments adopted.
(Ordinance 2181, sec. 2, adopted 11/8/2021)
(a) Section
509.1.1
Section 509.1.1 Utility identification shall be amended as follows:
509.1.1 Utility identification. The fire code official requires gas
shutoff valves, electric meters, service switches and other utility
equipment shall be clearly and legibly marked to identify the unit
or space that it services. Identification shall be made in an approved
manner, readily visible and shall be maintained. The exterior of the
electrical service panel shall clearly and legibly identify all power
sources to the structure.
(b) Section
5601.1
Section 5601.1 Explosive & Fireworks shall be amended to
delete all listed exceptions and shall be amended to read as follows:
(1) Non-aerial,
non-explosive fireworks for commercial use and residential assembly
requires permit by the fire code official or designee.
(2) Non-aerial,
non-explosive fireworks for residential assembly requires permit by
the code official or designee.
(3) Non-aerial,
non-explosive fireworks for individual use in residential setting.
(4) Aerial
and/or explosive fireworks, as part of a city-organized fireworks
display, require approval and coordination in execution by fire code
official or designee.
(c) Section
5704
Section 5704 Storage Tanks shall be amended to read as follows:
(1) There
shall be no flammable or combustible liquids stored in storage tanks
within the City of Alamo Heights with the following exception(s):
a. For
road construction projects, containers must be approved, in a secure
location, and approved by the fire marshal. Each project shall be
reviewed on a case by case basis but in no case shall the liquids
stored exceed 500 gallons of capacity.
b. In
the event of a large scale natural or man-made disaster with approval
by the fire chief or his/her designee.
c. At
an approved commercial fuel dispensing/filling station.
(d) Section
6106.1
Section 6106.1 Liquefied Petroleum Gases (LPC) shall be amended
to read as follows:
(1) There
shall be no dispensing/filling of LPC containers within the City of
Alamo Heights with the following exception(s):
a. From
an approved location (Service Station) by the city and only by a qualified
attendant.
b. Local
deliveries can be made via truck to fill approved tanks.
c. At
an approved commercial Gasoline service station, as defined in the
City's adopted zoning code.
(e) Chapter
20, Chapter 25, Chapter 27, Chapter 29 and Chapter 36.
Chapters 20 Aviation Facilities, 25 Fruit and Crop Ripening,
27 Semiconductor Fabrication Facilities, 29 Manufacture of Organic
Coatings, and 36 Marinas shall be deleted in their entirety and all
such uses are hereby prohibited.
(Ordinance 2181, sec. 2, adopted 11/8/2021)