ORD 990 08/23/2011 � 080
Te x A
"City of Choice"
INTERNATIONAL BUILDING CODE
ORDINANCE NO. 990
AN ORDINANCE OF THE CITY OF CIBOLO AMENDING CHAPTER 14 OF THE
CITY'S CODE OF ORDINANCES; ADOPTING THE 2009 EDITION OF THE
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 CIBOLO; PROVIDING FOR PENALTIES FOR THE
VIOLATION OF THIS ORDINANCE; PROVIDING FOR THE ISSUANCE OF PERMITS
AND COLLECTION OF FEES THEREFOR; REPEALING ALL ORDINANCES AND
REGULATIONS IN CONFLICT AND THAT THIS ORDINANCE IS CUMULATIVE OF
ALL OTHER ORDINANCES OF THE CITY NOT IN CONFLICT WITH THE
PROVISIONS OF THIS ORDINANCE.
WHEREAS, the City of Cibolo is a Home Rule Municipality located in Guadalupe County, Texas, created in
accordance with provisions of the Texas Local Government Code and operating pursuant to its adopted City Charter
and all applicable laws and enabling legislation of the State of Texas;and
WHEREAS,the City of Cibolo is governed by a Home Rule Charter that was approved by the Citizens of Cibolo in a
duly called election held on September 11,2004;and
WHEREAS, Chapter 54.001 of the Texas Local Government Code provides the general authority for the City of
Cibolo to enforce each rule,ordinance,or police regulation of the City of Cibolo and to punish a violation of a rule,
ordinance,or police regulation;and
WHEREAS, Chapter 214.216 of the Texas Local Government Code provides the general authority for the City of
Cibolo to adopt local amendments to the International Building Code;and
WHEREAS, the City of Cibolo, Texas seeks to protect the health, safety, and welfare of the citizens of the City of
Cibolo;and
WHEREAS, the City of Cibolo, Texas seeks to regulate and govern the construction, alteration, movement,
enlargement,replacement,repair,equipment,location,removal 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,
and from conditions hazardous to life or property in the occupancy of buildings and premises in the City of Cibolo.
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NOW THEREFORE THE CITY COUNCIL OF THE CITY OF CIBOLO DOES HEREBY AMEND THE
CITY'S CODE OF ORDINANCES AS FOLLOWS:
Section 1. Code Amendment
That the Cibolo Code of Ordinances Section 14-2(a)(1)is hereby amended to read as follows:
(1) That a certain document, three (3) copies of which are on file in the office of the Building Official of
Cibolo,being marked and designated as the International Building Code,2009 edition,including Appendix
Chapters A, C,E,F,G,I,J,K as published by the International Code Council,be and is hereby adopted as
the Building Code of the City of Cibolo, in the State of Texas for 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 as herein provided; providing for the issuance of
permits and collection of fees therefore; and each and all of the regulations, provisions, penalties,
conditions and terms of said Building Code on file in the office of the Building Official of Cibolo, are
hereby referred to, adopted, and made a part hereof, as if fully set out in this ordinance, with the additions,
insertions,deletions and changes,if any,prescribed in(a),(b),(c)and(d).
(a) That the following sections and/or sub-sections are hereby revised to read as follows:
101.1 Title. These regulations shall be known as the Building Code of Cibolo,hereinafter referred to
as"this code."
105.2 Work exempt from permit is deleted and amended as follows:
105.2 Work exempt from permit. Exemptions from permit requirements of this code shall not be
deemed to grant authorization for any work to be done in any manner in violation of the provisions of
this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the
following:
Building:
1. Oil derricks.
2. Retaining walls that are not over 4 feet(1219 mm)in height measured from the bottom of the
footing to the top of the wall,unless supporting a surcharge or impounding Class I,II or IIIA
liquids.
3. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons(18 925
L)and the ratio of height to diameter or width does not exceed 2:1.
4. Painting,papering,tiling,carpeting,cabinets,counter tops and similar fmish work.
5. Temporary motion picture,television and theater stage sets and scenery.
6. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24
inches (610 mm) deep, do not exceed 5,000 gallons (18 925 L) and are installed entirely
above ground.
7. Shade cloth structures constructed for nursery or agricultural purposes, not including service
systems.
8. Swings and other playground equipment accessory to detached one- and two-family
dwellings.
9. Window awnings supported by an exterior wall that do not project more than 54 inches (1372
mm) from the exterior wall and do not require additional support of Group R-3 and U
occupancies.
10. Nonfixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches
(1753 mm)in height.
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Electrical,Gas,Mechanical and Plumbing Remains the same
105.3 Application for permit is amended by adding items 8— 11 to read as follows:
8. Indicate the total square footage, of the foundation and all floors above or below as measured
from the exterior.Pr5ovide the total square footage of all impervious cover.
9. Be accompanied by the International Energy Conservation Code compliance certification
specific to the permitted address.
10.Indicate the number of stories.
11. Indicate type of construction (example Type V construction — common wood frame
construction Type IV construction—heavy timber construction).
107.2.1 Information on construction documents. Construction documents shall be dimensioned and
drawn upon suitable material. Electronic media documents are permitted to be submitted when
approved by the building official. Construction documents shall be of sufficient clarity to indicate the
location, nature and extent of the work proposed and show in detail that it will conform to the
provisions of this code and relevant laws, ordinances, rules and regulations, as determined by the
building official. To include but not limited to:
1. Indicate the street name,address number,and lot and block numbers.
2. Engineered foundation plan with soil density and soil conditions of the property or lot unless
otherwise approved by the code official.
3. Foundation plans shall have all details identified with corresponding letters, numbers, or
symbols.
4. Floor plans shall be scaled and laid out as it is to be built, if plans show optional details
options shall be clearly indicated,show glazing percentages.
5. Frame details shall include but not be limited to live load design, wind speed design, wall
bracing requirements, and material specifications, studs required for support of walls and
beams,header size and support requirements.
6. Roof and ceiling joist plan with specifications and details.
7. Electrical plan.
8. Plumbing plan.
9. Heating,ventilation,and air conditioning plan.
10. Construction plans shall have adopted codes listed.
11. Give such other data and information as required by the building official.
107.2.5 Site plan. The construction documents submitted with the application for permit shall be
accompanied by a site plan showing the size and location of new construction and existing structures
on the site and distances from lot lines, the established street grades and the proposed finished grades
and,as applicable, flood hazard areas,floodways, and design flood elevations; and it shall be drawn in
accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show
construction to be demolished and the location and size of existing structures and construction that are
to remain on the site or plot. The building official is authorized to waive or modify the requirement for
a site plan when the application for permit is for alteration or repair or when otherwise warranted.
Provide pre-construction site or plot plan and submit original final site or plot plan with signature and
seal. To include but not limited to:
1. Indicate the street name,address number,and lot and block numbers.
2. Provide total lot square footage.
3. Provide the total square footage of the foundation.
4. Indicate percentage of foundation lot coverage.
5. Provide square footage of porches,patios,driveways,and walkways.
6. Indicate all building setback lines.
7. Indicate all easements.
8. Indicate property pin locations and distance.
9. Percentage of slope on driveway.
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10. Indicate drainage elevation across the property.
11. Show curb lines and sidewalks.
12. Give such other data and information as required by the building official.
111.1 Use and occupancy. No building or structure shall be used or occupied, and no change in the
existing occupancy classification of a building or structure or portion thereof shall be made until the
building official has issued a certificate of occupancy therefore as provided herein. The permit holder
or their duly authorized agent or representative shall not allow occupancy of a building or structure
before the passing and completion of all required inspections and the issuance of a certificate of
occupancy. Issuance of a certificate of occupancy shall not be construed as an approval of a violation
of the provisions of this code or of other ordinances of the jurisdiction. Certificates presuming to give
authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not
be valid.
Exceptions:
1. Certificates of occupancy are not required for work exempt from permits under Section 105.2.
2. Accessory buildings or structures.
406.2.8 Special hazards. Connection of a parking garage with any room in which there is a fuel-fired
appliance shall be by means of a vestibule providing a two-doorway separation. Doors shall be self-
closing and self-latching and the door shall not be in conflict with another door in the open position.
Exception: A single door shall be allowed provided the sources of ignition in the appliance are at
least 18 inches(457 mm) above the floor unless listed as flammable vapor ignition resistant. [NFPA
54:9.1.11.1] Doors shall be self-closing and self-latching and the door shall not be in conflict with
another door in the open position.
[F] 501.2 Address numbers. Buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from the street or
road fronting the property. Approved numbers or addresses shall be provided for all new buildings and
all projects under construction and at all phases of construction in such a position as to be plainly
visible and legible from the street or road fronting the property. These numbers shall contrast with
their background. Address numbers shall be Arabic numerals or alphabetical letters. Permanent
numbers or letters shall be a minimum of 4 inches(102 mm)high with a minimum stroke width of 0.5
inch(12.7 mm)and be illuminated and not be obstructed.
702 Definitions
Fire Barrier. A fire-resistance-rated wall assembly of materials designed to restrict the spread of
fire and products of combustion in which continuity is maintained.
Fire Partition. A vertical assembly of materials designed to restrict the spread of fire and products
of combustion in which openings are protected.
Fire Resistance. That property of materials or their assemblies that prevents or retards the passage
of excessive heat,hot gases or flames and products of combustion under conditions of use.
Fire Wall. A fire-resistance-rated wall having protected openings,which restricts the spread of fire
and products of combustion and extends continuously from the foundation to or through the roof,
with sufficient structural stability under fire conditions to allow collapse of construction on either
side without collapse of the wall.
Fireblocking. Building materials installed to resist the free passage of flame and products of
combustion to other areas of the building through concealed spaces.
Horizontal Assembly. A fire-resistance-rated floor or roof assembly of materials designed to
restrict the spread of fire and products of combustion in which continuity is maintained.
717.3.1 Draftstopping materials. Draftstopping materials shall not be less than 0.5-inch (12.7 mm)
gypsum board, 0.5-inch (12.7 mm) wood structural panel, 0.5-inch (12.7 mm) particleboard, 1-inch
(25-mm)nominal lumber,cement fiberboard. Batts or blankets of mineral wool or glass fiber,or other
approved materials shall require approval by the building official and shall be adequately supported
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and sealed. All joints shall be tight fitting or sealed to prevent the free passage of flame and products
of combustion. The integrity of draftstops shall be maintained.
901.3 Modifications. No person shall remove or modify any fire protection system installed or
maintained under the provisions of this code or the International Fire Code without approval by the
building official and fire code official.
[F] 903.2.8 Group R.An automatic sprinkler system installed in accordance with Section 903.3 shall
be provided throughout all buildings with a Group R fire area. As per Ordinance 778 adopted
December 12, 2006 Group R 3 residential with 4500 square feet or more shall install a 13D fire
sprinkler system.
[F] 903.2.11.1.1 Opening dimensions and access. Openings shall have a minimum dimension of not
less than 36 inches (914 mm). Such openings shall be accessible to the fire department from the
exterior and shall not be obstructed in a manner that fire fighting or rescue cannot be accomplished
from the exterior.
[F] 903.3.1.1 NFPA 13 sprinkler systems. Where the provisions of this code require that a building
or portion thereof be equipped throughout with an automatic sprinkler system in accordance with this
section, sprinklers shall be installed throughout in accordance with NFPA 13 except as provided in
Section 903.3.1.1.1.
Construction documents for fire sprinkler systems shall be submitted for review and approval prior to
system installation or remodeling. Three copies will be submitted unless otherwise stated by the code
official. Deviation from approved plans shall require prior permission of the code official.
Construction documents shall be drawn to an indicated scale, on sheets of uniform size,with a plan of
each floor, and shall show those items from the following list that pertain to the design of the system.
Construction documents shall be provided in accordance with NFPA 13 Chapter 14 to include,but not
be limited to,all of the following:
1. A site plan showing all buildings, fire department connections, fire hydrants, fire apparatus
access roads,alleys,driveways,sidewalks,and similar items. To include lengths and widths.
2. A floor plan, which shows and indicates the use of all rooms, and all occupancies in the
building including dimensions.
3. Unit plans which shows location and size of walls, rooms, doors, concealed spaces, closets,
attics,and bathrooms.
4. Dimensions of aisles,corridors,hallways,and stairways,doorways(door openings),including
direction of swing.
5. Full height cross-section, or schematic diagram of the riser detail showing alarm valve
assembly, flow switch(s), water motor alarm or equivalent, check valves assemblies, drain
valve assemblies,and all associated piping.
6. Full height cross-section, or schematic diagram, including structural member information and
including ceiling and wall construction and method of protection for nonmetallic piping and
penetrations.
7. A mechanical system over lay showing no conflict with fire sprinkler system.
8. Manufactures specifications and ratings on equipment and materials, to include but not
limited to sprinkler heads, couplings, valves, mounting brackets, hardware, hangers, alarm
valves,switches,sensors,gauges,and similar components.
9. Location and description of all required signs.
10. Any additional information required by the code official.
11. The construction documents submittal shall include the manufacturer's installation
instructions for any specially listed equipment, including descriptions, applications, and
limitations for any sprinklers,devices,piping,or fittings.
[F] 907.1.2 Fire alarm shop drawings. Shop drawings for fire alarm systems shall be submitted
for review and approval prior to system installation. Three copies will be submitted unless otherwise
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required by the code official. Shop drawings shall include,but not be limited to,all of the following:
Fire alarm shop drawings
1. A floor plan, which shows and indicates the use of all rooms, and all occupancies in the
building including dimensions.
2. Locations of alarm-initiating and notification appliances.
3. Alarm control and trouble signaling equipment.
4. Wiring schematic indicating wiring methods and locations of conduit, junction boxes, and
wiring.
5. Colored wiring schematic by zone(or run)for notification appliances.
6. Notification appliances shall be identified with listed output levels.
7. Annunciation.
8. Power connection.
9. Battery calculations.
10. Conductor type and sizes.
11. Voltage drop calculations.
12. Manufacturers, model numbers, and listing information for all equipment, devices, and
materials.
13. Fire Alarm Control Panel,size and capabilities for expansion.
14. Details of ceiling height and construction.
15. The interface of fire safety control functions.
16. Any additional information required by the fire code official.
[F] 912.2 Locations. With respect to hydrants, driveways,buildings and landscaping, fire department
connections shall be so located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus. No fire department connection shall be
located on an exterior wall; fire department connections shall not be placed closer than the height of
the exterior wall, unless approved by the fire code official. The location of fire department
connections shall be approved by the fire code official.
[F] 912.3.1 Locking fire department connection caps. The fire code official is authorized to require
locking caps on fire department connections for water-based fire protection systems where the
responding fire department carries appropriate key wrenches for removal. The fire code official will
require all fire department connections to be equipped with locking caps. The type and brand shall be
of one the fire department currently has a master key for.
1612.3 Establishment of flood hazard areas. To establish flood hazard areas, the applicable
governing body shall adopt a flood hazard map and supporting data. The flood hazard map shall
include, at a minimum, areas of special flood hazard as identified by the Federal Emergency
Management Agency in an engineering report entitled "The Flood Insurance Study for Cibolo," as
adopted, and as amended or revised with the accompanying Flood Insurance Rate Map (FIRM) and
Flood Boundary and Floodway Map (FBFM) and related supporting data along with any revisions
thereto. The adopted flood hazard map and supporting data are hereby adopted by reference and
declared to be part of this section.
2113.20 Chimney fireblocking. All spaces between chimneys and floors and ceilings through which
chimneys pass shall be fireblocked with noncombustible material securely fastened in place to prevent
the free passage of flame and products of combustion. The fireblocking of spaces between wood
joists, beams or headers shall be to a depth of 2 inch (51 mm) and shall only be placed on strips of
metal or metal lath laid across the spaces between combustible material and the chimney.
3107.1 General. Signs shall be designed,constructed and maintained in accordance with this code and
ordinances adopted by the City of Cibolo regulating signs. Where conflicts arise between codes the
more stringent shall govern.
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3308.1.1 Obstructions. Construction materials and equipment shall not be placed or stored so as to
obstruct any street, alley,public right-of-way, access to fire hydrants, standpipes, fire or police alarm
boxes,catch basins or manholes,nor shall such material or equipment be located within 20 feet(6096
mm) of a street intersection, or placed so as to obstruct normal observations of traffic signals or
obstruct the view of traffic or to hinder the use of public transit loading platforms.
•
Section 3412.2 Applicability. Structures existing prior to the effective date of the adopted ordinance,
in which there is work involving additions, alterations or changes of occupancy shall be made to
conform to the requirements of this section or the provisions of Sections 3403 through 3407. The
provisions in Sections 3410.2.1 through 3410.2.5 shall apply to existing occupancies that will continue
to be,or are proposed to be,in Groups A,B,E,F,M,R, S and U. These provisions shall not apply to
buildings with occupancies in Group H or I.
F101.3 Foundation and exterior wall sealing. Annular spaces around pipes,electric cables,conduits,
or other openings in the walls shall be protected against the passage of rodents by closing such
openings with cement mortar, concrete masonry or noncorrosive metal and shall be sealed against the
weather.
F101.5.1 Rodent-accessible openings. Windows and other openings for the purpose of light and
ventilation in the exterior walls not covered in this chapter, accessible to rodents by way of exposed
pipes,wires, conduits and other appurtenances, shall be covered with wire cloth of at least 0.035 inch
(0.89 mm) wire. In lieu of wire cloth covering, said pipes, wires, conduits and other appurtenances
shall be blocked from rodent usage by installing solid sheet metal guards 0.024 inch(0.61 mm) thick
or heavier. Guards shall be fitted around pipes, wires, conduits or other appurtenances. In addition,
they shall be fastened securely to and shall extend perpendicularly from the exterior wall for a
minimum distance of 12 inches (305 mm) beyond and on either side of pipes, wires, conduits or
appurtenances and shall be sealed against the weather at the point of penetration.
G102.2 Establishment of flood hazard areas. Flood hazard areas are established in Section 1612.3
of the International Building Code,as adopted by the governing body.
11101.1 General. 'A sign shall not be erected in a manner that would confuse or obstruct the view of or
interfere with exit signs required by Chapter 10 or with official traffic signs, signals or devices or be in
conflict with ordinances adopted by the City of Cibolo regulating signs. Signs and sign support
structures,together with their supports,braces, guys and anchors, shall be kept in repair and in proper
state of preservation. The display surfaces of signs shall be kept neatly painted or posted at all times.
Where conflicts arise between codes the more stringent shall govern.
11101.2 Signs exempt from permits. The following signs are exempt from the requirements to obtain
a permit before erection unless otherwise required by ordinances adopted by the City of Cibolo
regulating signs:
1. Temporary signs announcing the sale or rent of property.
2. Signs erected by transportation authorities.
3. The changing of moveable parts of an approved sign that is designed for such changes,or the
repainting or repositioning of display matter shall not be deemed an alteration.
(b) That all references to the ICC Electrical Code are deleted and shall reference the current adopted
version of the National Electric Code(NEC)NFPA 70.That all references to the standards of the National
Fire Protection Association shall be the most recent additions on file in the office of the Fire Marshal.
(c) That all water service and supply lines crossing under sidewalks or driveways shall be enclosed within
a sleeve two pipe sizes greater than the pipe passing through, so as to allow removal and replacement, and
shall be at a minimum depth of 12 inches (305 mm) below finish grade unless otherwise required by the
code official.
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(d) Trenching and excavating. Underground utilities shall be located and marked before trenching or
excavating. It shall be a violation of this ordinance to trench or excavate without properly making request
for utility locates,and for damaging utilities that have been properly located. Requests shall be made using
nationally recognized locating guidelines and procedures.
Section 2. Cumulative.
That this ordinance shall be cumulative of all provisions of the City of Cibolo,Texas,except where the provisions of
this Ordinance are in direct conflict with the provisions of such Ordinances, in which event the more restrictive
provision shall apply.
Section 3. Severability
That if any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be
unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City
Council hereby declares that it would have passed this ordinance, and each section, subsection, clause or phrase
thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be
declared unconstitutional.
Section 4. Continuation of Existing Regulations.
That nothing in this ordinance or in the Building Code hereby adopted shall be construed to affect any suit or
proceeding impending in any court, or any rights acquired, or liability incurred, or any cause or causes of action
acquired or existing,under any act or ordinance hereby repealed as cited in Section 3 of this ordinance;nor shall any
just or legal right or remedy of any character be lost,impaired or affected by this ordinance.
Section 5. Effective Date.
That this ordinance and the rules, regulations,provisions,requirements, orders and matters established and adopted
hereby shall take effect and be in full force and effective upon the passage and approval of the City Council of the
City of Cibolo,Texas and after having been published twice in the newspaper designated as the official newspaper
of the City.
PASSED AND APPROVED on this the 23`' day of August,2011.
APPROVED:
It ler H. an, ayor
ATTEST:
Peggy Cimics,City Secretary
_
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APPROVED AS TO FORM
J 4 1 ,..,
( , omeY Office
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