Building Code Update Minutes 2010 08-16-10
APPROVED 10/18/10
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UNITED CITY OF YORKVILLE
BUILDING CODE UPDATE COMMITTEE
Monday, August 16, 2010 6:30 p.m.
City Council Conference Room
800 Game Farm Rd,
Committee Members in Attendance:
Cheryl Lee
Bill McCue
Mike Skinner
Don Duffy
Lynn Dubajic
Richard Scheffrahn
Absent: Adam Dontz and Stan Free.
City Officials in Attendance:
Krysti Barksdale-Noble, Community Development Director
Paul Zabel, Building Code Official
Rose Spears, Alderman
Joe Plocher, Alderman
Jeremy Canavan, Fire Marshal
Guests:
Steve Tisinai and Steve Mertes
Meeting Called to Order
Meeting was called to order at 6:36 p.m.
Roll Call
Roll call was taken.
Previous Meeting Minutes: July 19, 2010
.
July 19, 2010 minutes were approved as read. Motion made by Mr. Skinner and seconded by Ms. Dubajic.
Approved by unanimous voice vote.
Presentation
Ms. Noble opened with a Power Point presentation to further discuss the 2009 International Fuel Gas Code
and the 12 significant changes to the code. These changes address the appointment of the Code Official and
protection against liability; definitions for appliance and equipment have been clarified; the requirements for
installation of appliances under floor and in attics; prohibition of fuel gas piping installation in any vertical
shaft fused as an air duct or laundry chute; prohibition of fuel gas pipe penetration in foundation walls; the
design and location requirements for sediment traps; clarification for shut-off valves located at manifold;
appliance exhaust ducts; the length for flexible piping; and the exceptions for rigid metallic piping.
Additions noted were: a construction permit would not expire if it exceeds the 180-day limit in Section
106.4.4 and work is pursued in good faith; requirements are specified for installation of sleeved piping
terminated outdoors or indoors; LP fuel gas systems using metallic piping now require a dielectric fitting to
electrically isolate the underground piping from the aboveground pipe that enters into a building.
Mr. Zabel explained this separates the metals and prohibits a continuous ground.
The presentation continued with an overview of the 52 significant changes to the 2009 International
Plumbing Code from the 2000 International Plumbing Code. The changes consist of 34 modification, 18
additions and 2 deletions. Ms. Noble pointed out that the 2009 International Plumbing Code addresses grey
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water systems which the Illinois Plumbing Code does not. The 2009 International Plumbing Codes requires
lines that convey non-potable water be identified by the color purple. This code change improves the use of
future non-potable systems due to conservation needs. Steve Tisinai pointed out that these systems are not
currently allowed by the State, and must be submitted to the State for approval. The comparison survey of
communities which have adopted both the Illinois Plumbing Code and the 2009 International Plumbing
Code are in agreement: where there is a conflict in the regulations between the two Codes, the most stringent
shall apply.
Items Recommended to Adopt 2009 International Fuel Gas Code
1. Metallic Piping
Ms. Noble stated that the City is looking to adopt the 2009 IFGC and amending the code based on previous
debate, should consider either allowing flexible piping or to delete flexible metallic piping from approval.
The City of Aurora adopted the 2009 IFGC and deleted softer metal piping that could be corroded by gases
or damaged by physical contact.
Discussion
Ms. Lee asked if flexible piping for appliances which includes corrugated stainless steel tubing should be
allowed. Mr. Skinner asked if med gas was included in this code section, Ms. Noble answered only fuel gas
is referred to in this code. M. Zabel asked Fire Marshal Canavan if he has come across any incidents where
flexible piping was the cause of a fire. Fire Marshal Canavan replied, no, never in his experience.
Ms. Noble read the proposed amendment to the committee “403.5.4 corrugated stainless tubing, should only
be permitted for all appliances with the exception of water heaters, direct vent gas fire places and furnaces”.
Alderman Plocher said he would like the language changed to “everything has to be hard piped within 3
feet.” After further discussion, the recommendation by Alderman Plocher was not considered in the final
motion.
Motion was made by Alderman Plocher to delete metallic tubing with the exception of corrugated stainless
steel tubing (CSST) and seconded by Alderman Spears. Approved by unanimous voice vote.
2. B-Vent Support
The second recommendation by staff is in regard specific language regarding b-vents. Vent supports shall be
provided every 5 feet with no penetrations, unless permitted by the vent manufacturer.
Discussion
Mr. Skinner inquired if the manufacturers allow penetration with a screw. Mr. Zabel answered in the
affirmative, explaining that the tube is double-walled so that the gas chamber is not penetrated.
Motion was made by Mr. Skinner and read by Ms. Noble: “B-vent support shall be provided every 5 feet
minimum with no screw penetrations unless specifically permitted by the vent manufacturer;” seconded by
Ms. Dubajic. Approved by unanimous voice vote.
2009 International Plumbing Code and The Illinois Plumbing Code
Ms. Noble inquired if the City should adopt both the 2009 International Plumbing Code and the Illinois
Plumbing Code, or just the 2009 International Plumbing Code, or just the Illinois Plumbing Code.
Discussion
Fire Marshall Canavan asked if we adopt the 2009 International Plumbing Code, is it enforceable or is it
overridden by the State Code? Mr. Tisinai answered that the state is the authority and a state inspector may
override a previous decision. Mr. Tisinai explained that this code requires hot water lines that exceed 30 feet
to be mechanically circulated; this will add an additional cost to the builder and requires 2 sill cocks which
the Illinois Plumbing Code does not address. Mr. Skinner commented that the re-circulating hot water line
is very important to minimize waste water. Ms. Dubajic asked what the cost would be to the consumer. Mr.
Tisinai answered the cost of the pump is about $79 and pulls 4 watts of electricity.
Mr. Tisinai stated that the Illinois Plumbing Code also addresses the minimum size of bathrooms. The code
states that plumbing fixtures have to be installed in a room to be used as they were meant.
Motion was made by Alderman Spears that we adopt both codes, the Illinois Plumbing Code and the 2009
International Plumbing Code, and seconded by Ms. Lee. Approved by unanimous voice vote.
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Approved Recommended Amendments to 2009 International Plumbing Code and current Illinois
Plumbing Code
Ms. Noble read: where a conflict exists between the current Illinois Plumbing Code and the 2009
International Plumbing Code, the stricter regulations will apply.
Motion to adopt made by Mr. Skinner and seconded by Ms. Lee. Approved by unanimous vote.
Review of Water Meters for Sprinkler Systems
Mr. Skinner made a motion stating that all single family attached homes shall have 1 meter for drinking
water and 1 unmetered supply for sprinkler systems and seconded by Alderman Spears.
Discussion
Mr. Skinner said the other half of his duplex was foreclosed and the water was shut-off leaving it
unprotected by the sprinkler system. Mr. Duffy asked what the cost would be for separate meters. Mr.
McCue asked what happens if a house is foreclosed, the waterline for the sprinkler could then freeze when
the heat is shut off. Fire Marshall Canavan pointed out that the city has had many foreclosures and there
hasn’t been freeze damage. He would like to see the sprinkler systems have water at all times. Mr. Zabel
asked if there any issues with our current procedure. Mr. Scheffrahn brought up the City’s Snow Bird policy,
the water is shut-off and the heat is turned down. Fire Marshall Canavan says that hasn’t caused a problem.
Mr. Duffy asked if what is now in place is working, and if changing to a double metered system would add a
large cost to the builder.
Motion to require a second unmetered water supply was rejected by a unanimous roll call vote.
Review of Frost Protection Depth
Ms. Noble read the revised subsection on frost protection depth so that it would be consistent with current
requirements. Water service piping shall be installed below the recorded frost penetration but not less than
five and one-half feet below grade. In climates with freezing temperatures, plumbing piping in exterior
building walls or areas subject to freezing temperatures shall be protected against freezing by insulation or
heat or both.
Motion to adopt was made by Alderman Spears and seconded by Mr. Skinner.
Discussion
Mr. Duffy asked for clarification of the recorded depth. Mr. Zabel pointed out that the 5.5’ depth is well
below the required 42” for foundations. Ms. Noble stated that it is consistent with current requirements and
standard specifications for improvements in our subdivision control ordinance.
Approved by unanimous voice vote.
Review of Sewer Depth
Ms. Noble read the subsection stating building sewers that connect to public or private sewage disposal
systems shall be a minimum of 42” below finished grade measured from the top of the pipe. Again this is
consistent with current standards and specifications for improvements in our subdivision control ordinance.
Motion to adopt as read was made by Ms. Lee and seconded by Mr Sheffrahn.
Discussion
Mr. McCue asked if there were any existing homes with septic that will tie in to public sewer. Ms. Noble
explained that if they want public service they will have to abandon the existing private septic system. Mr.
Tisinai stated that this requirement would make it costly for private systems to go public. Mr. Zabel said if
they change systems they must conform to current codes.
Approved by unanimous voice vote.
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Review Proposal to Delete 403.1 Minimum Number of Plumbing Fixtures
Ms. Noble explained that upon review she and Mr. Zabel would like the code to read: “the minimum number
of plumbing fixtures will be as prescribed by the Illinois Plumbing Code Section 890 Appendix A” to make
it consistent with current state code. Ms. Dubajic asked if the 2009 International Plumbing Code is more
strict, are you recommending the requirements of the Illinois Plumbing Code? Ms. Noble answered in the
affirmative.
Motion to delete 403.1 of the International Plumbing Code “minimum plumbing fixtures as described in
Section 890 Appendix A of the Illinois Plumbing Code” was made by Alderman Spears and seconded by
Mr. Skinner. Approved by unanimous voice vote.
Review of Subsection 603.1 Water Service Pipe Size
Ms. Noble explained that currently the City requires a 1” service pipe. The water service pipe shall be sized
to supply water to the structure in the quantities and at the pressure required in this code. Mr Zabel suggested
changing to 1 ¼” diameter pipe in accordance with Title 7, Chapter 5 of the City Code. Mr. Tisinai stated
that many communities are requiring 1 ½” pipe to accommodate 34 fixture units and to maintain 20psi. Fire
Marshal Canavan pointed out that in the Bristol Bay townhomes which are required to be sprinkled a 1 ½”
service pipe is required. Mr Zabel responded that 1 ¼” is a minimum requirement.
Motion to adopt 1 ¼” water service pipe for any new water service line was made by Alderman Plocher and
seconded by Mr. Skinner. Approved by unanimous voice vote.
Review to Amend Section 603.2 Separation of Water Service and Building Sewer
Ms. Noble read the additions to the separation of water service and building sewer to be 10’of undisturbed or
compacted earth instead of 5’.
Motion to amend water service pipe and building sewer shall be separated by 10 feet of undisturbed or
compacted earth was made by Alderman Spears and seconded by Alderman Plocher.
Discussion
Mr. Zabel read the exceptions to the committee. The exceptions require 5’ instead of 10’ of separation.
Approved by unanimous voice vote.
Review Changes to Subsection 603.2.1 Water Service Near Sources of Pollution
Ms. Noble read the changes to subsection 603.2.1. Water service near sources of pollution: Potable water
service pipes shall not be located in, under, or above cesspools, septic tanks, septic tank drainage fields,
seepage pits, or gasoline storage tanks. Refer to requirements of Section 605.1 regarding soil and
groundwater conditions. Where the water service pipe must cross the sewer, the bottom of the water service,
within 10’ of the point of crossing, shall be at least 18” above the top of the sewer. Water service pipe shall
be at least 10’ away from all gasoline storage tanks or piping.
Motion to adopt as read was made by Alderman Spears and seconded by Ms. Dubajic.
Discussion
Mr. Duffy asked for clarification of the changes. Mr. Zabel read the changes. Water service near sources of
pollution: Potable water service pipes shall not be located in, under or above cesspools, septic tanks, septic
tank drainage fields, seepage pits, or gasoline storage tanks. Water service cannot be located in areas of
contamination.
Approved by unanimous voice vote.
Review to Delete Tables for Water Service Distribution and Fittings
Mr. Zabel suggested that the City delete all the tables regarding materials for water service pipe, water
distribution pipe and pipe fittings, and to replace with Section 890 Appendix A of the current Illinois
Plumbing Code. Mr. Tisinai agreed.
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Motion to adopt as read was made by Mr. Duffy and seconded by Ms. Lee. Approved by unanimous voice
vote.
Review to Add Subsection 1113.1 Required Sump Pit and 1113.2 Discharge Piping
Ms. Noble read: a sump pit may be discharged at any time to public sewer as long as it in conformance with
the specifications for improvements. Sump pit may also be permitted to discharge to grade as long as it is not
discharging to Public Street, bike path, sidewalk or any surface that may cause icing or a public nuisance.
Motion to adopt as read was made by Ms. Lee and seconded by Alderman Spears.
Discussion
Mr. Duffy asked what are the City standards for discharge. Mr. McCue explained that there are standard
specifications for recent developments. Ms. Noble stated that the older subdivisions can discharge to grade
but there is no specific language prohibiting discharge to the street, causing icing.
Approved by unanimous voice vote.
Review to Require Sump pit in Crawl Spaces
Ms. Noble read Subsection 1113.2: Crawl spaces under buildings used for human habitation shall be
provided with a sump pit in accordance with section 1113. When both a basement and crawl space are
provided under a building used for human habitation, only the basement must be provided with a sump pit.
When a basement exists without a sump pit and a crawl space is being constructed immediately adjacent
thereto, the crawl space shall not require a sump pit.
Motion to adopt as read was made by Ms. Lee and seconded by Alderman Spears.
Discussion
Fire Marshall asked why a sump pit is not required in a crawl adjacent to the basement. Mr. Skinner
explained that water always flows to the lowest point. Mr. Tisinai explained that if there are plumbing
fixtures above the crawl space a floor drain is required by code.
Approved by unanimous voice vote.
Review to Adopt the 2009 International Mechanical Code
Ms. Noble read the proposed exceptions to the 2009 International Mechanical Code Section 901. Any
penetration of the firebox area made by a gas pipe shall be sealed by mortar or other approved methods.
Motion to adopt as read by Alderman Spears and seconded by Ms. Dubajic.
Discussion
Mr. Skinner suggested deleting the word “mortar”. Mr. McCue agreed. Mr. Zabel suggested changing the
language to read as “mortar caulk”.
Motion amended to include “mortar caulk” by Alderman Spears and seconded by Ms. Dubajic.
Approved by unanimous voice vote.
Review Exception to Appendix A, 2009 International Mechanical Code
Ms. Noble read the exception to Appendix A, combustion air openings and chimney connector pass-through.
Mr. Zabel explained that when you adopt a code you have to specifically adopt the appendices. Appendix A
speaks to combustion air and chimney pass-throughs.
Motion to adopt was made by Ms. Dubajic and seconded by Ms. Lee. Approved by unanimous voice vote.
Review to Adopt the 2009 International Property Maintenance Code
Ms. Noble listed the proposed amendments to the International Property Maintenance Code. The first refers
to grading and drainage issues 302.2. Stockpiles of earthen materials in excess of 2’ above grade located on
a vacant lot that causes a nuisance; with the exception of City approved landscaped berms are prohibited.
Motion to adopt was made by Mr. Skinner and seconded by Ms. Dubajic.
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Discussion
Mr. McCue asked about new subdivision stock piles and suggested that stockpiles are flattened and
maintained. Mr. McCue referenced North Aurora’s requirement of earthen stockpiles being fenced. Mr.
Duffy would like to see all construction debris included as nuisance. Alderman Spears told the committee
about all the complaints stemming from earthen stockpiles in Ward 4. Mr. Zabel explained the property
maintenance complaints that he deals with are mainly mowing complaints and is concerned with not only
weed growth but erosion. Mr. McCue and Mr. Skinner agreed that stockpiling new dirt is part of the
development process and new construction. Fire Marshall Canavan asked if a time frame for maintaining the
stockpiles or requiring a chain fence would be a solution. Mr. McCue suggested changing the language to
read a single vacant lot.
Motion was made by Mr. Duffy to amend 302.2.1 Individual Earthen Stockpiles. Stockpiles of earthen
materials in excess of 2 feet above grade located on a single vacant lot that causes a nuisance, with the
exception of City approved landscaped berms, shall be flattened and maintained per City Ordinance.
Seconded by Ms. Dubajic. Approved by unanimous voice vote.
Review to adopt Subsection 302.2.2 Developer Community Earthen Stockpiles
Mr. Zabel explained the subsection addresses erosion control and grading. Mr. McCue suggested the
requirement of a 6’ chain link fence. He stated that the cost of the fence does not equal the amount of
possible liability if injuries resulting in lawsuits occur. Ms. Dubajic asked if the stockpiles will be accessible.
Mr. McCue explained the fence would be gated and the fence is temporary. Ms. Lee suggests the height
minimum of developer community earthen stockpiles should be in excess of 10’ above grade. Mr. Skinner
asked if existing developer community earthen stockpiles will be required to install a 6’ chain fence.
Ms. Lee addressed the issue of time limits and suggests using the language “upon completion of mass
grading”.
Motion to add subsection 302.2.2 Developer Community Earthen Stockpiles. Upon substantial completion
of mass grading, stockpiles of earthen material in excess of 10’ above grade located on a vacant lot will
require a 6’ temporary chain link fence was made by Ms. Lee and seconded by Alderman Spears.
Discussion
Mr. Duffy stated that this code causes the City to take on responsibilities that should be the responsibility of
private entities and he is against requiring any fences. Fire Marshall stated that a fence is an important pro-
active safety measure. Alderman Spears agreed, explaining that the bank that took over in Grande Reserve
fenced in the stockpiles because of the liability risk. Mr. Skinner asked if this should be given to the City
Attorney for review. Alderman Spears answered that these recommendations would go to City Council and
be reviewed by the City Attorney.
Roll call vote to approve was called: 7 ayes 2 nays Mr. Skinner and Mr. Duffy.
Review to Amend Section 302.4 Weeds
Ms. Noble read Section 302.4 Weeds shall be amended to include the exception: City approved native
prairie planting areas are exempt from the maximum height requirement.
Motion to approve as read was made by Ms. Lee and seconded by Alderman Spears.
Discussion
Mr. Duffy inquired if this applies to both commercial and residential properties. Mr. Zabel answered in the
affirmative. Mr. Skinner asked who is qualified to approve these plantings. Ms. Noble explained our park
designer who is also a landscape architect is qualified, and that there are guidelines in City’s subdivision
control ordinance as well.
Approved by unanimous voice vote.
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Review of 602.2 Residential Occupancies to Delete the Exemption
Ms. Noble read the section requiring all habitable rooms in dwellings to maintain a minimum room
temperature of 68˚ Fahrenheit. The exception allows for a minimum temperature of only 65˚ Fahrenheit in
areas where the average monthly temperature is above 30˚ Fahrenheit. Ms. Noble recommended to delete the
exemption and add the language: “all habitable rooms must maintain a minimum room temperature of 68˚
Fahrenheit”
Motion to approve as read was made by Alderman Plocher and seconded by Ms. Lee.
Discussion
Mr. Duffy asked for clarification, Mr. Zabel read the code section.
Approved by unanimous voice vote.
Adjournment:
Motion to adjourn was made by Ms. Lee and seconded by Alderman Spears. Approved by unanimous voice
vote. Meeting adjourned at 9:38pm.
Minutes respectfully submitted by
Dee Weinert