MEMORANDUM

Memorandum

City of Lawrence

Neighborhood Resources Department

Fire/Medical Department

To:	Dave Corliss, City Manager
From:	Victor Torres, Neighborhood Resources Director Barry Walthall, Code Enforcement Manager Rich Barr, Fire Marshall Mark Bradford, Fire/Medical Chief
cc:	Debbie Van Saun, Asst. City Manager
Date:	March 5, 2007
Re:	Building Codes – adoption update

The purpose of this memorandum is to provide an update of the various codes under review by the Trade Boards. A list of advantages and disadvantages for the adoption of the ICC codes or a blended code adoption is also included. Blended building codes are a term used when a family of codes is not fully adopted. For example, the International Code Council (ICC) publishes a number of codes commonly referred to as International Codes. The National Fire Protection Agency (NFPA) also publishes a separate set of codes. In most cases, a jurisdiction will adopt a “family” of codes implying that the complete set is adopted, whether from the ICC or the NFPA family. In the event that a jurisdiction decides to adopt codes from NFPA and ICC, the result is a blended code adoption.

Background Information

Lawrence’s currently adopted building codes are:

1997 Uniform Building Code

1997 Uniform Fire Code

2005 National Electric Code

2003 Uniform Plumbing Code

2000 Uniform Mechanical Code

(note: each of these codes has been amended by the City Commission)

The Uniform Building Code is no longer going to be published/updated, hence the need to review alternatives in order for this community to have the protection of a modern building code for public health, safety and welfare. The two competing organizations providing model codes are the National Fire Protection Agency (NFPA) and the International Code Council (ICC). A Code Review Committee (CRC) was formed and met July 2003 through January 2004. The CRC’s purpose was to review and compare the organizations publishing the new national model codes and provide a recommendation to the City Commission regarding the adoption of a new model code. Included in the CRC review processes were two separate opportunities for comment from the public (September 30, 2003 and January 29, 2004)

The City Commission received the CRC Final Report and Recommendation at the March 30, 2004 City Commission meeting. The City Commission voted to “designate the family of codes from ICC as a base model codes for the City of Lawrence and refer the codes to the appropriate boards for technical review”.

Board Review-current review status

The Building Board Code of Appeals is recommending the adoption of the IBC and the International Residential Code (IRC). The IRC is a single code book for homebuilding that includes all building, plumbing, mechanical and electrical provisions for one- and two-family residences. This Board is in favor of adopting the International Codes.

The Board of Electrical Examiners and Appeals recommends the National Electric Code (NEC) as is currently adopted by the City and the electrical portion of the IRC. This Board is in favor of adopting the International Codes.

The Mechanical Code Board of Appeals reviewed the 2006 Uniform Mechanical Code (UMC). A draft ordinance to adopt the 2006 Uniform Mechanical Code is under review by the Legal Department. This Board is not in favor of adopting the International Codes and prefers to remain with the Uniform Mechanical Code by adopting the 2006 UMC.

The Board of Plumbers and Pipe Fitters recommended the adoption of the 2003 Uniform Plumbing Code. The City Commission adopted the 2003 Uniform Plumbing Code with amendments. This Board is not in favor of adopting the International Codes and prefers to remain under the 2003 Uniform Plumbing Code.

The Fire Code Board of Appeals held a public meeting January 25, 2006 to hear any concerns with the adoption of the 2006 International Fire Code. This Board recommends the adoption of the 2006 International Fire Code to the City Commission.

Blended Code or ICC Codes - advantages/disadvantages

The Code review process thus far identifies three Trade Boards in favor of adopting the International Family of Codes and two Trade Boards that wish to remain under the Uniform Codes. The following sections of this report will identify the two options, adoption of blended codes (uniform and international codes) and the adoption of the family of International Codes. In each scenario, staff’s thoughts on advantages and disadvantages of each option are provided.

Blended Code Option

In this scenario, the following codes would be adopted:

National Electric Code (NEC)

Uniform Plumbing Code (UPC)

Uniform Mechanical Code (UMC)

International Building Code (IBC)

International Residential Code (IRC)

International Existing Building Code (IEBC)

International Energy Conservation Code (IECC)

International Property Maintenance Code (IPMC)

Advantages to the blended code option include:

Tradesmen working exclusively in Lawrence will be familiar with the Uniform Code.
Plan reviewers are familiar with code requirements under the Uniform Codes.
May allow for locally based design professionals to be more competitive because of an assumed knowledge of the local blended codes.
Online Mechanical and Plumbing Code training courses, and inspector certification programs.
Code opinions and formal code interpretations for the UMC and UPC are available to anyone at no cost.

Disadvantages to the blended code option include:

Lack of available training for tradesmen, contractors and inspection staff.
Plan review is complicated with a blended code because one code references another code in the same family; these references would have to be adjusted in a blended code scenario.
Since the ICC codes include 124 references to the International Mechanical Code and 28 references to the International Plumbing Code, 152 interpretations will be required for each reference and each interpretation must be amended by a local ordinance.
A heavily amended code adoption provides more chance for error for architects, tradesmen, contractors, plan reviewers and inspectors.
May require design professionals to prepare plans specific to Lawrence adopted codes, since most other municipalities in this area have adopted International Codes.
Limited local training opportunities.

International Code Option

In this scenario, the following codes would be adopted:

National Electric Code (NEC)

International Plumbing Code (IPC)

International Mechanical Code (IMC)

International Building Code (IBC)

International Residential Code (IRC)

International Existing Building Code (IEBC)

International Energy Conservation Code (IECC)

International Property Maintenance Code (IPMC)

Advantages to the International Code option include:

A single-family of codes is adopted, no issues with other referenced codes.
International Codes have been adopted by most jurisdictions within the KC metro area allowing architects, contractors, tradesmen to work with the same codes.
A single code (IRC) prescribes requirements for all one-and-two family dwellings.
Numerous I-Codes training opportunities throughout the Kansas City Metro area are offered by the Heart of America Chapter of the ICC, the Kansas City Metro Chapter of the ICC, the larger Johnson County jurisdictions, and the City of Kansas City, Missouri.
City inspection staff is currently certified in I-Codes
Continuing education required by contractors is available in International Codes by Johnson County Contractor Licensing Program, which provides the continuing education component for the Lawrence Contractor Licensing Program.
Uniformity of codes with other area jurisdictions resulting in fewer delays in the permitting process for out of town permit applicants, designers, and contractors.
Online training courses, contractor license examinations, and inspector certification programs.

Disadvantages to the International Code option include:

Code opinions or interpretations are only provided to ICC members. Membership is available to companies or individuals. Annual dues range from $50 to $300. Lawrence contractors may access this service free of charge in conjunction with City staff.
Additional inspection categories relating to energy conservation will be required.
There will be a learning curve in which all contractors, trades workers and inspectors will be learning to apply and comply with the new codes.

Matrix Consultant Recommendation

The City of Lawrence contracted with the Matrix Consulting Group to conduct a review of the City’s development process. That review was concluded and a report submitted to the City Commission in January, 2007. One of the recommendations provided by the consultant to the City Commission as an improvement to the existing development process was that the City should adopt the most current version of the International Code Council Building Codes. As noted in the report:

“The Neighborhood Resources Department still utilizes the 1997 Uniform Building Codes. The City should adopt the most current version of the International Code Council building codes. Modernizing the City's building codes involves much more than keeping pace with new materials and technologies. The vision extends to the tangible benefits that will be realized by adoption of an up-to-date code that will add clarity and uniformity to our City's design and construction processes.

The adoption of the most recent International Code Council building codes make it safer, easier, and cheaper to build in Lawrence. Given its comprehensiveness, its ease of use, its flexibility in adapting to local conditions, and its extensive support infrastructure, these ICC Codes promises to make this vision a reality.”

Commission Direction Requested

Staff seeks clear direction from the City Commission to the various trade boards regarding how to proceed. The following options are available for City Commission consideration:

Direct the Trade Boards (working with City staff) to draft required ordinances for the adoption of the International Family of Codes with appropriate local amendments; a timeframe of six months for bringing these ordinances to the City Commission for adoption will be in effect.

Direct the Trade Boards (working with City staff) to draft required ordinances for the adoption of bended codes to include the Uniform Plumbing and Uniform Mechanical codes and International Codes with appropriate local amendments; a timeframe of six months for bringing these ordinances to the City Commission for adoption will be in effect.

Attachments:

2005 letter from Building Board Code of Appeals
2006 memo from Fire/Medical Chief
2006 letter from Lawrence Home Builders Association