City moves forward in adopting international building codes

The building code currently on the city books is the Standard Building Code, which actually ceased to exist when the IBC was created. When the standard code was integrated into the IBC, the organization in charge of updating it and maintaining it was also eliminated. The Standard Building Code was last updated in 1999.

The state of Tennessee adopted updated versions of the IBC in 2000, 2003 and 2006. Each time, the city of Dyersburg chose not to update its building codes, fearing the harsher seismic guidelines would discourage development in the area.

Dyersburg faces another obstacle if the city board chooses not to adopt the IBC. The city may lose its exempt status with the state, causing delays and additional expenses to contractors and developers choosing to build within the city limits.

According to Codes Enforcement Officer Thomas Mullins, the only item auditors cited the city for in its last audit was being out of compliance with adoption of the state building codes. Exempt cities must be within seven years of the current state code. At this time, the city of Dyersburg has not updated its building code in 10 years.

At this time, the city's exempt status allows contractors with projects in Dyersburg to submit their plans to Mullins or employees of the City Codes Department, where changes can be discussed and addressed in a timely manner. Without exempt status, the state must approve all plans before construction begins.

All state plan reviewers are based in Nashville offices and in charge of overseeing plans from all 95 counties, which may add significant delays to project approval and the added expense of sizeable state fees.

At Wednesday's meeting, Mayor John Holden and members of the Finance Committee listened to comments from Mullins, Roy O'Steen and Terry Singleton of the State Fire Marshall's office, local contractor Glen Still and two representatives of RFW.

"We have two choices," said Mullins. "To adopt the IBC or not to adopt it. If we choose not to adopt it, the state will have no other choice but to revoke our exemption (and then we will have to comply with the state codes). We are going to have to enforce the IBC code, either way."

"The IBC is the code of choice," said Singleton. "Most jurisdictions have gone with the international code and that is what the state has adopted. The IBC has proven to be a good code. It does give some options as far as sprinkling options in lieu of compartmentation. ... The seismic requirements are a little more restrictive in the international code, but we live in the New Madrid Fault Zone ... so we really don't see that as a minus."

Mullins said that most architects and developers submit plans meeting the newer IBC requirements, causing the city of Dyersburg to reject them because they no longer meet the standard code on the city books.

"We work virtually all over the country," said RFW architect Charles Fletcher. "And it's always the IBC in some form or another, either 2000, 2003 or 2006. To me, it would behoove the city of Dyersburg to be in step with the state ... it would work wonders for everyone involved in design work, plus construction work."

Still, who is currently completing similar projects in Dyersburg, Atoka and Covington, commented on the differences between constructing projects to SBC or IBC standards.

"I do have almost identical projects, one here under the standard code and one in Atoka, which is under the IBC '06 code, and also one in Covington under that code," said Still. "As far as exemption is concerned, it is awfully helpful for us to talk face to face. To submit plans and have them reviewed locally is certainly more convenient when there are issues to talk face to face. ... It's a time factor. It's not a personality thing or I prefer to deal with one over the other, it's just a time issue."

"I cringe at the thought of us losing that exemption," said Fletcher. "We do a lot of design-build work, which means we are working at an extreme pace. To go to Nashville and get the approval and go through that procedure is terribly time-consuming and the time frame is very costly to us. The state office is very accommodating, but it takes time to set up those meetings, take it back to my people and get it redesigned and try to take it there again and get it reviewed ... and to show the changes."

"There's one more thing that I'd like to mention, and that is I know there's a big fear, because I had a fear of cost to the project," said Still. "And, again, I can refer only to these two relatively identical projects. The kind of pluses and minuses I saw. I think we could have probably saved money by IBC on this (motel here in town) after the fact. At the time, I didn't realize that. The most negative part for us in this jurisdiction as far as I can see is that liquefaction drilling and study. We got a price on that here, in case we were going to be under the IBC here. The price on that was $2,500 (per boring). ... But on the opposite side, with fire protection, you have better options, I'll say, with this particular type of building and the IBC."

"The standards should be about the same whether it's local or state, shouldn't it?" asked Kirk.

"Not today because we have not adopted the IBC," said Mullins.

"The city, years ago, took the appropriate steps and expenses to get to this point (and to become exempt)," said Holden. "The fear of the unknown is what I hear from folks about (going from) the SBC codes to the IBC codes. I think these folks here today have done an outstanding job of explaining the importance of this and, certainly, I think the city board wants to keep its exempt status."

Kirk moved to recommend adopting the IBC codes to the full city board, with Holden adding a second. The motion passed unanimously, with all members present. Members of the Finance Committee include Chairman Lewis Norman, Kirk, Holden and Kevin Chaney.

A public hearing on the issue is scheduled for the next meeting of the full city board at 7 p.m., on Monday, June 22, in the Municipal Courtroom.