Memorandum
City of Lawrence
Planning & Development Services
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TO:
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David L. Corliss, City Manager
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FROM:
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Barry Walthall, Building Safety Manager
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Thru:
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Scott McCullough, Planning & Development Service
Director
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Date:
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April 22, 2008
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RE:
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Ordinance 8246 - plumbing and mechanical code amendments
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The
attached Ordinance No. 8246 includes amendments to the 2006 International
Residential Code (IRC), International Plumbing Code (IPC), and International
Fuel Gas Code (IFGC). The Mechanical Code Board considered revising
requirements for vent free gas heaters during its meetings in October and
November 2007, and January 2008.
Additionally, the Plumbing Code Board met March 18, 2008 to review
requirements for air admittance valves.
Both reviews were performed at the request of the public.
Vent Free Gas Heaters
The
Mechanical Code Board met January 14, 2008 for a regular scheduled
meeting. At the meeting they finalized a
recommendation at the request of a Lawrence
citizen to alter the current regulations for vent free gas heaters. Vent free gas heaters are fixed in place
appliances intended to provide only supplementary heat to a space. These
appliances are utilized to provide limited heat during times when whole house
central heating is not desired or economical.
The
2006 IRC and IFGC both allow vent free gas heaters in dwellings, but are currently
amended to completely prohibit these appliances in dwellings. These
appliances have been prohibited in Lawrence
for many years, and were prohibited in previous editions of the model codes
adopted by the City. During its discussions
the Board received information that the model codes have been altered to allow
the appliances because of manufacturing standards requiring the appliances be
equipped with safety devices that detect unsafe oxygen levels and cut off the
gas supply to the appliance and because of the safety record of the
appliances. According to the Consumer
Products Safety Commission (CPSC) there have been no reported incidents of
injuries or deaths known to be attributed to vent free gas heaters equipped
with oxygen depletion sensors since standards were altered to require these safety
devices in 1984.
The
board voted to recommend allowing vent free heaters in some areas within dwellings
provided a carbon monoxide detector is installed in the dwelling. These
appliances will continue to be prohibited from being located in sleeping rooms,
bathrooms, and similar spaces. The board voted 4-0 to amend the code as noted.
Air Admittance Valves
At the request of a Lawrence contractor, the
Plumbing Code Board included a discussion of the use of these devices on the
agenda of its March 18, 2008 meeting. An
air admittance valve is a device designed to allow air to enter a plumbing
drainage system when negative pressures develop in the piping system. The
purpose of this device is to provide a method of allowing air to enter the
plumbing drainage system without use of a vent extended to open air (normally
through the roof) and to prevent sewer gases from escaping into a building.
In the past the major concern
with these devices is the mechanical nature of the device versus an open pipe
system extending through the roof. Failure
of an air admittance valve can prevent plumbing fixtures from draining properly
or allow sewer gases into the building. The benefits of these devices are they reduce the
amount of piping needed for the plumbing drainage system in turn resulting in
less damage to the structural integrity of the building as well as fewer roof
penetrations. The
devices are also economical.
Representatives of a manufacturer
of these devices, Studor IPS Corporation, provided detailed information
concerning the product including sample application, a video presentation of
the products, and the standards to which they are tested. This manufacturer provides a warranty on the
product for the life of a building.
The
Board voted unanimously to recommend a change in the amendment allowing air
admittance valves in building four or more stories in height.
Attachments
Action Recommended:
Staff recommends adopting Ordinance
No. 8246.